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Property profile & analytics
OFF-MARKET
Estimated value
$660,000
Residential income homes
2391 Cone Pl Snellville, GA 30078-5706
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US22-4135035
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1985
Construction
WOOD
Total area
4,960 SF
Lot
0.54 ac (23,522 SF)
Zoning code
RM-MULTI-FAMILY RESIDENCE
APN
6-051 -290
UPID
US22-4135035
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
$810k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$499k
Blend (final)
Blend
$660k
Owner & transaction history
Ocean LLC · 3 yrs held
Ocean LLC
since 2023
Last sale
$637,755
7 recorded transactions
Zoning & alternative use
RM-MULTI-FAMILY RESIDENCE · Snellville, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$860,000
+67.0%
Retail stores
$830,000
+60.7%
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 Snellville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Snellville 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
$720,000
ML approach
$810,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$515,000
Current use
OFFICE BUILDING
$860,000
Change: +67% · Conversion: Moderate
RETAIL STORES
$830,000
Change: +61% · Conversion: Difficult
WAREHOUSE, STORAGE
$430,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$660k
Range $594k – $726k · ±10% · vs last sale $638k (Jun 16 2023)
Last sale anchor
$638k
Jun 16 2023
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
$133 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$8,367
Tax year 2023
Assessed value
$200,000
Assessed 2023
Previous assessed
$200,000
+0.0% YoY
Effective rate
4.18%
On assessed value
Assessed land
$37,400
Assessed improvement
$162,600
Land market value
$93,500
Improvement market value
$406,500
Total market value
$500,000
Applied tax rate
1.0000
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
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
Off-Market
Year built
1985
Construction
WOOD
Heating
FORCED AIR
Cooling
NONE
Stories
2
Units
4
Total area
4,960 SF
Lot
0.54 ac (23,522 SF)
Zoning code
RM-MULTI-FAMILY RESIDENCE
APN
6-051 -290
UPID
US22-4135035
Jurisdiction
GWINNETT
Zoning & alternative use
RM-MULTI-FAMILY RESIDENCE · Snellville, GAZoning RM-MULTI-FAMILY RESIDENCE · permitted uses
RM-MULTI-FAMILY RESIDENCE · Snellville, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$515,000
OFFICE BUILDING
Est. value
$860,000
RETAIL STORES
Est. value
$830,000
WAREHOUSE, STORAGE
Est. value
$430,000
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
RETAIL STORES
WAREHOUSE, STORAGE
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
1985
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
2
Units
4
Lot
0.54 ac
Current owner
From public records · entity-resolved
Ocean LLC
Entity
Mailing address
2391 CONE PL, SNELLVILLE, GA 30078-5706
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 16, 2023
—
Ocean LLC
Niels Vande Casteele
Limited Warranty Deed
—
Jun 16, 2023
$637,755
Niels Vande Casteele
Mill Point Properties LLC
Warranty Deed
—
Nov 20, 2020
—
Mill Point Properties LLC
—
Deed
related
$202,600 · Liberty First Bank
Oct 7, 2010
—
Monroe Property Invs LLC
Miller,roy N
Grant Deed
$480,439 · Gwinnett Community Bank
Oct 26, 2009
$130,000
Roy N Miller
Litton Ln Svcng
Grant Deed
$104,000 · Liberty First Bank
Nov 6, 2006
—
Charles M Ellington JR.
Ellington,charles M JR
Quit Claim Deed
related
—
Nov 6, 2006
$357,000
Charles M Ellington JR.
Varghese,jayan
Warranty Deed
$285,600 · Greenpoint Mortgage Funding
—
—
Roy N Miller
—
Deed Of Trust
related
$104,000 · Liberty First Bank
—
—
Charles Michael Ellington
—
Deed Of Trust
related
$285,600 · Greenpoint Mortgage Funding
—
—
Roy N Miller
—
Deed Of Trust
related
$103,446 · Liberty First Bank
—
—
Roy N Miller
—
Loan Modification
related
$93,138 · Liberty First Bk
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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