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Property profile & analytics
OFF-MARKET
Estimated value
$16,485,000
Garden apartment buildings
2800 Misty Waters Dr Decatur, GA 30032-6618
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US22-0497383
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1970
Total area
27,503 SF
Lot
3.6 ac (156,816 SF)
Zoning code
RM85
APN
15 137 01 030
UPID
US22-0497383
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
$16.49M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$16.49M
Owner & transaction history
Hidden Valley I LLC · 1 yrs held
Hidden Valley I LLC
since 2024
Last sale
$16.5M
7 recorded transactions
Zoning & alternative use
RM85 · Decatur, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$25.8M
+22.6%
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
$16,485,000
ML approach
$16,485,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$21,055,000
Current use
INDUSTRIAL (GENERAL)
$25,805,000
Change: +23% · Conversion: Difficult
Blend value · Realmo final
$16.49M
Range $14.84M – $18.13M · ±10% · vs last sale $16.49M (Aug 14 2024)
Last sale anchor
$16.49M
Aug 14 2024
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
$599 / 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
$74,743
Tax year 2024
Assessed value
$1,673,680
Assessed 2024
Previous assessed
$822,000
+103.6% YoY
Effective rate
4.47%
On assessed value
Assessed land
$113,928
Assessed improvement
$1,559,752
Land market value
$284,821
Improvement market value
$3,899,379
Total market value
$4,184,200
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
1970
Heating
NONE
Cooling
YES
Buildings
2
Stories
2
Units
30
Total area
27,503 SF
Lot
3.6 ac (156,816 SF)
Zoning code
RM85
APN
15 137 01 030
UPID
US22-0497383
Jurisdiction
DE KALB
Zoning & alternative use
RM85 · Decatur, GA
Zoning RM85 · permitted uses
RM85 · 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.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$21.1M
INDUSTRIAL (GENERAL)
Est. value
$25.8M
APARTMENT HOUSE (5+ UNITS) Current
INDUSTRIAL (GENERAL)
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
1970
Heating
NONE
Cooling
Yes
Stories
2
Buildings
2
Units
30
Lot
3.6 ac
Current owner
From public records · entity-resolved
Hidden Valley I LLC
Entity
Mailing address
2800 MISTY WATERS DR STE #12, DECATUR, GA 30032-6618
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 14, 2024
$16,485,000
Hidden Valley I LLC
Sureste Hidden Valley LLC
Limited Warranty Deed
$16,632,200 · Bancorp Bank
Feb 12, 2020
$5,475,000
Sureste Hidden Valley LLC
Sv Apts LLC
Grant Deed
—
Sep 8, 2014
$6,750,000
Spring Valley Apartments LLC
Misty Water Partners LLC
Grant Deed
—
Sep 8, 2014
—
Spring Valley Apartments LLC
Misty Water Partners LLC
Quit Claim Deed
related
—
Sep 20, 2011
—
Misty Water Partners LLC
Tritex R/e Advisors INC
Quit Claim Deed
related
—
Aug 31, 2011
$2,300,000
Misty Water Partners LLC
Tritex Real Estate Advisors In
Grant Deed
$17,000,000 · Atlantic Capital Bank
Aug 3, 2010
—
Mae Fannie
Satsuma Place LLC
Grant Deed
related
—
Dec 21, 2005
$8,400,000
Satsuma Place LLC
Misty Waters Apartments INC
Grant Deed
—
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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