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Property profile & analytics
OFF-MARKET
Estimated value
$26,885,000
Garden apartment buildings
2250 Ellison Lks NW Dr Kennesaw, GA 30152-8248
Entity Owned
14-yr Hold
Absentee Owner
Free & Clear
Property ID
US22-1078766
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2004
Total area
227,675 SF
Lot
16.98 ac (739,683 SF)
Zoning code
PVC
APN
20020500190
UPID
US22-1078766
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$26.89M
Owner & transaction history
Park At Kennesaw LLC · 14 yrs held
Park At Kennesaw LLC
since 2012
6 recorded transactions
Zoning & alternative use
PVC · Kennesaw, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The PVC planned village community district is established to provide locations and encourage flexible site plans and building arrangements under a unified plan of development rather than a lot by lot regulation for retail commercial and service uses which are designed and oriented to be self sufficient neighborhoods making up a community. The developer benef…
Zone name
Planned Village Community
General category
COMMERCIAL
Zone area
278.68 ac
Source
Realmo
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 Kennesaw submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Kennesaw 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$44,610,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$26.89M
Range $24.20M – $29.57M · ±10%
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
$118 / 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
$416,919
Tax year 2024
Assessed value
$13,828,160
Assessed 2024
Previous assessed
$11,116,608
+24.4% YoY
Effective rate
3.01%
On assessed value
Assessed land
$3,123,328
Assessed improvement
$10,704,832
Land market value
$7,808,320
Improvement market value
$26,762,080
Total market value
$34,570,400
Applied tax rate
3.0000
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
2004
Heating
NONE
Buildings
7
Units
212
Total area
227,675 SF
Lot
16.98 ac (739,683 SF)
Zoning code
PVC
APN
20020500190
UPID
US22-1078766
Jurisdiction
COBB
Zoning & alternative use
PVC · Kennesaw, GAZoning PVC · permitted uses
PVC · Kennesaw, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The PVC planned village community district is established to provide locations and encourage flexible site plans and building arrangements under a unified plan of development rather than a lot by lot regulation for retail commercial and service uses which are designed and oriented to be self sufficient neighborhoods making up a community. The developer benefits from better land utilization and economy in the provision of roads and utilities and overall site design
Zone name
Planned Village Community
General category
COMMERCIAL
Zone area
278.68 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$44.6M
NEIGHBORHOOD: SHOPPING CENTER
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
2004
Heating
NONE
Buildings
7
Units
212
Lot
16.98 ac
Current owner
From public records · entity-resolved
Park At Kennesaw LLC
Entity
Free & Clear · 14 yrs held
Mailing address
3621 VININGS SLOPE SE STE #4400, ATLANTA, GA 30339-4194
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 9, 2019
—
Park At Kennesaw LLC
—
Grant Deed
related
$23,335,000 · Cbre Multifamily Cap
Mar 1, 2012
$5,868,000
Park At Kennesaw LLC
Hillside Vista Apartments LLC
Grant Deed
—
Mar 1, 2012
—
Park At Kennesaw LLC
Hillside Vista Apartments LLC
Quit Claim Deed
related
—
Nov 22, 2005
$17,800,000
Hillside Vista Apartments LLC
Hillside Vista
Grant Deed
—
—
—
Park At Kennesaw LLC
—
Deed Of Trust
related
$16,336,000 · Cbre Cap Markets
—
—
Hillside Vista Apartments LLC
—
Deed Of Trust
related
$1,000,000 · Nationwide Life Insurance Co
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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