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Property profile & analytics
OFF-MARKET
Estimated value
$9,520,000
High-rise multifamily apartments
2437 Beaver Ruin Rd Norcross, GA 30071
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US22-2017780
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
1985
Construction
WOOD
Total area
11,520 SF
Lot
13.47 ac (586,753 SF)
Zoning code
PRC-PLANNED RES CENTER
APN
6-241 -200
UPID
US22-2017780
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
$9.52M
Owner & transaction history
Westdale Stanford Vlg Ga LLC · 7 yrs held
Westdale Stanford Vlg Ga LLC
since 2018
4 recorded transactions
Zoning & alternative use
PRC-PLANNED RES CENTER · Norcross, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Norcross submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Norcross 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$826 / 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
$211,860
Tax year 2023
Assessed value
$6,600,000
Assessed 2023
Previous assessed
$6,600,000
+0.0% YoY
Effective rate
3.21%
On assessed value
Assessed land
$1,560,680
Assessed improvement
$5,039,320
Land market value
$3,901,700
Improvement market value
$12,598,300
Total market value
$16,500,000
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
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
Off-Market
Year built
1985
Construction
WOOD
Heating
NONE
Cooling
NONE
Buildings
18
Stories
2
Total area
11,520 SF
Lot
13.47 ac (586,753 SF)
Zoning code
PRC-PLANNED RES CENTER
APN
6-241 -200
UPID
US22-2017780
Jurisdiction
GWINNETT
Zoning & alternative use
PRC-PLANNED RES CENTER · Norcross, GA
Zoning PRC-PLANNED RES CENTER · permitted uses
PRC-PLANNED RES CENTER · Norcross, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Norcross. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1985
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
2
Buildings
18
Lot
13.47 ac
Current owner
From public records · entity-resolved
Westdale Stanford Vlg Ga LLC
Entity
Mailing address
2424 RDG RD, ROCKWALL, TX 75087-5116
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 14, 2018
—
Westdale Stanford Vlg Ga LLC
Westdale Freddie Prop LLC
Quit Claim Deed
related
$6,705,000 · Cbre Cap Markets
Oct 5, 2017
—
Westdale Gwinnett Square Ga Ll
Westdale Gaco Properties LLC
Quit Claim Deed
related
—
Sep 12, 2007
$8,668,000
Westdale Gaco Properties LLC
Udr INC
Grant Deed
—
Sep 12, 2007
—
Westdale Gaco Properties LLC
Udr INC
Grant Deed
related
—
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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