Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$15,775,000
High-rise multifamily apartments
2445 Beaver Ruin Rd Norcross, GA 30071-4109
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US22-1167237
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
1972
Construction
WOOD
Total area
19,088 SF
Lot
24.05 ac (1,047,618 SF)
Zoning code
PRC-PLANNED RES CENTER
APN
6-242 -036
UPID
US22-1167237
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
-
Bella Apartments casa Apartment Building Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$15.78M
Owner & transaction history
Uche Porbeni · 3 yrs held
Uche Porbeni
since 2023
6 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
$468,660
Tax year 2023
Assessed value
$14,600,000
Assessed 2023
Previous assessed
$14,600,000
+0.0% YoY
Effective rate
3.21%
On assessed value
Assessed land
$3,352,360
Assessed improvement
$11,247,640
Land market value
$8,380,900
Improvement market value
$28,119,100
Total market value
$36,500,000
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
1972
Construction
WOOD
Heating
NONE
Cooling
NONE
Buildings
18
Stories
2
Total area
19,088 SF
Lot
24.05 ac (1,047,618 SF)
Zoning code
PRC-PLANNED RES CENTER
APN
6-242 -036
UPID
US22-1167237
Jurisdiction
GWINNETT
Zoning & alternative use
PRC-PLANNED RES CENTER · Norcross, GAZoning 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
Building & site characteristics
From public records
Year built
1972
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
2
Buildings
18
Lot
24.05 ac
Current owner
From public records · entity-resolved
Uche Porbeni
Individual
Mailing address
3300 BUCKEYE RD STE #777, ATLANTA, GA 30341-4234
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 5, 2023
$225,000
Uche Porbeni
Miguel David Hernandez Fuentes
Warranty Deed
—
Aug 1, 2011
—
Acv I LLC
Vedic LLC
Quit Claim Deed
related
—
Aug 1, 2011
$6,500,000
Acv I LLC
Vedic LLC
Grant Deed
related
—
Feb 10, 2004
$12,350,000
Vedic LLC
Erp Operating
Grant Deed
—
Feb 10, 2004
—
Vedic LLC
Erp Operating
Quit Claim Deed
related
$18,441 · Guaranty Bank
—
—
Bella Spe 2017 LLC
—
Deed Of Trust
related
$27,000,000 · Bsprt Cmbs Fin LLC
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 2445 Beaver Ruin Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
