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Property profile & analytics
OFF-MARKET
Estimated value
$16,485,000
Garden apartment buildings
2801 Misty Waters Dr Decatur, GA 30032-6619
Entity Owned
1-yr Hold
Free & Clear
Property ID
US22-1298252
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1970
Total area
39,951 SF
Lot
14.2 ac (618,552 SF)
Zoning code
RM85
APN
15 137 15 031
UPID
US22-1298252
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
-
Reeves Taimak Tax Group Tax Preparation
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
2 recorded transactions
Zoning & alternative use
RM85 · 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
$16,485,000
ML approach
$16,485,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
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
$413 / 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
$548,112
Tax year 2024
Assessed value
$12,273,560
Assessed 2024
Previous assessed
$6,028,000
+103.6% YoY
Effective rate
4.47%
On assessed value
Assessed land
$351,779
Assessed improvement
$11,921,781
Land market value
$879,448
Improvement market value
$29,804,452
Total market value
$30,683,900
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
10
Stories
2
Units
220
Total area
39,951 SF
Lot
14.2 ac (618,552 SF)
Zoning code
RM85
APN
15 137 15 031
UPID
US22-1298252
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.
Building & site characteristics
From public records
Year built
1970
Heating
NONE
Cooling
Yes
Stories
2
Buildings
10
Units
220
Lot
14.2 ac
Current owner
From public records · entity-resolved
Hidden Valley I LLC
Entity
Free & Clear · 1 yrs held
Mailing address
2801 MISTY WATERS DR STE #12, DECATUR, GA 30032-6619
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
2 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
—
Dec 28, 2005
$8,400,000
Valley Isaacson LLC
Satsuma Pl LLC
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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