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Property profile & analytics
OFF-MARKET
Estimated value
$56,175,000
Garden apartment buildings
2350 Cobb SE Pkwy Smyrna, GA 30080-2729
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US22-1653028
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1973
Total area
385,088 SF
Lot
33.31 ac (1,450,984 SF)
Zoning code
RM-12
APN
17080700010
UPID
US22-1653028
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
-
Perfect Paws Mobile Grooming & Spa Pet Grooming Service
-
TR Music & Voice Lessons: Nicholas H. Training Center Tutoring Service
-
DesignerMealz Apartment Complex
-
Wyndcliff Galleria Apartments Apartment Complex Apartment Building
-
YOUR SUPPORT - The Real Estate Administrative and Project Management Standard Business Administration Service Service Establishment
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$66.39M
Blend (final)
Blend
$56.18M
Owner & transaction history
Wyndcliff Galleria LLC · 5 yrs held
Wyndcliff Galleria LLC
since 2021
Last sale
$51.3M
6 recorded transactions
Zoning & alternative use
RM-12 · Smyrna, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The RM-12 district is comprised primarily of existing medium density residential areas of the city and suitable vacant or open areas where similar residential development appears likely to occur. The intent in establishing the RM12 district, is to preserve and protect existing residential development and to encourage similar and complementary type residentia…
Zone name
Multifamily Residential
General category
RESIDENTIAL
Zone area
691.27 ac
Source
Realmo
Top alternative use upside
Retail stores
$89.0M
+30.3%
Auto repair, garage
$76.6M
+12.1%
Neighborhood: shopping center
$75.5M
+10.4%
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 Smyrna submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Smyrna 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
$53,655,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$68,340,000
Current use
RETAIL STORES
$89,030,000
Change: +30% · Conversion: Difficult
AUTO REPAIR, GARAGE
$76,635,000
Change: +12% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$75,455,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$56.18M
Range $50.56M – $61.79M · ±10% · vs last sale $51.25M (Jun 15 2021)
Last sale anchor
$51.25M
Jun 15 2021
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
$146 / 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
$522,461
Tax year 2024
Assessed value
$19,236,400
Assessed 2024
Previous assessed
$19,236,400
+0.0% YoY
Effective rate
2.72%
On assessed value
Assessed land
$3,830,596
Assessed improvement
$15,405,804
Land market value
$9,576,490
Improvement market value
$38,514,510
Total market value
$48,091,000
Applied tax rate
6.0000
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
1973
Heating
NONE
Buildings
6
Units
380
Total area
385,088 SF
Lot
33.31 ac (1,450,984 SF)
Zoning code
RM-12
APN
17080700010
UPID
US22-1653028
Jurisdiction
COBB
Zoning & alternative use
RM-12 · Smyrna, GAZoning RM-12 · permitted uses
RM-12 · Smyrna, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The RM-12 district is comprised primarily of existing medium density residential areas of the city and suitable vacant or open areas where similar residential development appears likely to occur. The intent in establishing the RM12 district, is to preserve and protect existing residential development and to encourage similar and complementary type residential development together with associated recreational, religious and educational facilities
Zone name
Multifamily Residential
General category
RESIDENTIAL
Zone area
691.27 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$68.3M
RETAIL STORES
Est. value
$89.0M
AUTO REPAIR, GARAGE
Est. value
$76.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$75.5M
APARTMENT HOUSE (5+ UNITS) Current
RETAIL STORES
AUTO REPAIR, GARAGE
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
1973
Heating
NONE
Buildings
6
Units
380
Lot
33.31 ac
Current owner
From public records · entity-resolved
Wyndcliff Galleria LLC
Entity
Mailing address
4445 WILLARD AVE STE #900, CHEVY CHASE, MD 20815-3788
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Jun 15, 2021
$51,250,000
Wyndcliff Galleria LLC
Related Wyndcliff LLC
Limited Warranty Deed
$38,275,000 · Capital One Bank NA
Mar 27, 2015
$3,700,000
Related Wyndcliff LLC|cam Wyndcliff LLC
Cam Wyndcliff LLC
Quit Claim Deed
related
$16,600,000 · Wells Fargo Bk
Mar 27, 2015
—
Cam Wyndcliff LLC
Federal Natl Mtg Assn Fnma
Grant Deed
related
—
Feb 4, 2013
—
Tritex R/e Advisors INC
Federal Natl Mtg Assn Fnma
Grant Deed
related
—
Feb 4, 2013
$13,000,000
Federal Natl Mtg Assn Fnma
Wyndcliff Equity I LLC
Trustees Deed
related
—
Jul 14, 2005
$19,850,000
Wyndcliff Equity II LLC
Worthing Galleria
Grant Deed
related
$30,000,000 · Wachovia Bank NA
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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