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Property profile & analytics
OFF-MARKET
Estimated value
$38,555,000
High-rise multifamily apartments
2677 Lawrenceville Hwy Decatur, GA 30033-2501
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US22-1405093
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
2018
Total area
150,836 SF
Lot
3.92 ac (170,755 SF)
Zoning code
R75
APN
18 145 05 047
UPID
US22-1405093
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
-
The Mansions at Decatur - Senior Independent Living Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$31.18M
Comparable Approach
Comparable
$45.23M
Blend (final)
Blend
$38.56M
Owner & transaction history
Ffi Decatur Il Owner LLC · 5 yrs held
Ffi Decatur Il Owner LLC
since 2021
Last sale
$38.6M
7 recorded transactions
Zoning & alternative use
R75 · Decatur, 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 Decatur submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Decatur 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
$39,225,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$33,770,000
6.5%
$31,175,000
7%
$28,950,000
Blend value · Realmo final
$38.56M
Range $34.70M – $42.41M · ±10% · vs last sale $38.57M (Feb 12 2021)
Last sale anchor
$38.57M
Feb 12 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
$256 / 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
$426,120
Tax year 2024
Assessed value
$9,600,000
Assessed 2024
Previous assessed
$9,600,000
+0.0% YoY
Effective rate
4.44%
On assessed value
Assessed land
$960,000
Assessed improvement
$8,640,000
Land market value
$2,400,000
Improvement market value
$21,600,000
Total market value
$24,000,000
Applied tax rate
4.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
2018
Heating
NONE
Stories
1
Bathrooms
1
Total area
150,836 SF
Lot
3.92 ac (170,755 SF)
Zoning code
R75
APN
18 145 05 047
UPID
US22-1405093
Jurisdiction
DE KALB
Zoning & alternative use
R75 · Decatur, GA
Zoning R75 · permitted uses
R75 · Decatur, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Decatur. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2018
Heating
NONE
Stories
1
Bathrooms
1
Lot
3.92 ac
Current owner
From public records · entity-resolved
Ffi Decatur Il Owner LLC
Entity
Free & Clear · 5 yrs held
Mailing address
200 W MADISON ST STE #2650, CHICAGO, IL 60606-3497
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 12, 2021
$38,574,000
Ffi Decatur Il Owner LLC
Decatur Mansions Senior Living LLC
Limited Warranty Deed
—
Sep 23, 2016
—
Decatur Mansion Senior Living
—
Deed
related
$14,315,000 · Great Sthrn Bk
Feb 29, 2016
—
Decatur Mansions Senior Living
—
Trustees Deed
related
$1,530,000 · Great Sthrn Bk
Feb 24, 2016
$3,690,800
Tpa-arrowhead LLC
Waits,richard A & David G
Grant Deed
—
Dec 13, 2012
—
Richard A Waits
Waits,mary L B
Quit Claim Deed
related
—
Dec 10, 2010
—
Mary L B Waits
Buffington,leonard E
Quit Claim Deed
related
—
Jul 13, 2010
—
Mary Lois Buffington Waits
Buffington,mary Goldmer Ca
Quit Claim 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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