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Property profile & analytics
OFF-MARKET
Estimated value
$13,705,000
Garden apartment buildings
1794 James Ray SE Dr, Marietta, GA 30060-6735
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US22-0922496
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1965
Total area
75,023 SF
Lot
6.64 ac (289,326 SF)
Zoning code
RM-12
APN
17029801170
UPID
US22-0922496
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Midwood 1794 Apartments Apartment Complex
-
Matta Irrigation LLC General Contractor Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.13M
CAP Approach
CAP
$15.51M
Comparable Approach
Comparable
$15.42M
Blend (final)
Blend
$13.71M
Owner & transaction history
Midwood 1794 LLC · 3 yrs held
Midwood 1794 LLC
since 2022
Last sale
$13.4M
3 recorded transactions
Zoning & alternative use
RM-12 · Marietta, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$18.1M
+57.7%
Neighborhood: shopping center
$16.5M
+43.8%
Office building
$11.8M
+2.7%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Marietta submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Marietta submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$13,490,000
ML approach
$11,130,000
CAP Approach
CAP Return
Estimation
6%
$16,800,000
6.5%
$15,505,000
7%
$14,400,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$11,490,000
Current use
MEDICAL BUILDING
$18,120,000
Change: +58% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$16,515,000
Change: +44% · Conversion: Difficult
OFFICE BUILDING
$11,805,000
Change: +3% · Conversion: Moderate
COMMERCIAL (GENERAL)
$11,725,000
Change: +2% · Conversion: Moderate
RETAIL STORES
$10,945,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$13.71M
Range $12.33M – $15.08M · ±10% · vs last sale $13.35M (Aug 24 2022)
Last sale anchor
$13.35M
Aug 24 2022
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$183 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$115,062
Tax year 2024
Assessed value
$3,816,320
Assessed 2024
Previous assessed
$2,000,000
+90.8% YoY
Effective rate
3.01%
On assessed value
Assessed land
$1,203,596
Assessed improvement
$2,612,724
Land market value
$3,008,990
Improvement market value
$6,531,810
Total market value
$9,540,800
Applied tax rate
9.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
1965
Heating
NONE
Buildings
3
Units
92
Total area
75,023 SF
Lot
6.64 ac (289,326 SF)
Zoning code
RM-12
APN
17029801170
UPID
US22-0922496
Jurisdiction
COBB
Zoning & alternative use
RM-12 · Marietta, GA
Zoning RM-12 · permitted uses
RM-12 · Marietta, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Marietta. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$11.5M
MEDICAL BUILDING
Est. value
$18.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$16.5M
OFFICE BUILDING
Est. value
$11.8M
COMMERCIAL (GENERAL)
Est. value
$11.7M
RETAIL STORES
Est. value
$10.9M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
COMMERCIAL (GENERAL)
RETAIL STORES
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1965
Heating
NONE
Buildings
3
Units
92
Lot
6.64 ac
Current owner
From public records · entity-resolved
Midwood 1794 LLC
Entity
Mailing address
750 HAMMOND DR BLDG 16-350, ATLANTA, GA 30328-6106
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 24, 2022
—
Midwood 1794 LLC
G B A G LLC
Quit Claim Deed
—
Aug 24, 2022
$13,350,000
Midwood 1794 LLC
G B A G LLC
Limited Warranty Deed
$31,000,000 · Tpg Re Finance 24 Ltdq
Oct 10, 2011
$1,350,000
Wynhope Vista LLC
Wynforest LLC
Trustees Deed
$7,280,000 · Brand Banking
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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