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Property profile & analytics
OFF-MARKET
Estimated value
$71,850,000
Garden apartment buildings
3000 Celebration Blvd 8000 Suwanee, GA 30024-1054
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US22-3877311
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2016
Total area
308,020 SF
Lot
12.99 ac (565,844 SF)
Zoning code
CBD
APN
138 526
UPID
US22-3877311
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
$63.66M
Comparable Approach
Comparable
$76.27M
Blend (final)
Blend
$71.85M
Owner & transaction history
Cpf Living Communities III Forsyth · 3 yrs held
Cpf Living Communities III Forsyth
since 2023
Last sale
$70.3M
7 recorded transactions
Zoning & alternative use
CBD · Suwanee, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$67.2M
+47.3%
Restaurant
$52.1M
+14.2%
Office building
$51.9M
+13.8%
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 Suwanee submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Suwanee 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
$78,720,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$68,965,000
6.5%
$63,660,000
7%
$59,115,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$45,620,000
Current use
COMMERCIAL (GENERAL)
$67,215,000
Change: +47% · Conversion: Moderate
RESTAURANT
$52,085,000
Change: +14% · Conversion: Difficult
OFFICE BUILDING
$51,900,000
Change: +14% · Conversion: Moderate
Blend value · Realmo final
$71.85M
Range $64.67M – $79.04M · ±10% · vs last sale $70.30M (Feb 1 2023)
Last sale anchor
$70.30M
Feb 1 2023
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
$233 / 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
$544,558
Tax year 2024
Assessed value
$22,206,920
Assessed 2024
Previous assessed
$12,523,924
+77.3% YoY
Effective rate
2.45%
On assessed value
Assessed land
$1,558,800
Assessed improvement
$20,648,120
Land market value
$3,897,000
Improvement market value
$51,620,300
Total market value
$55,517,300
Applied tax rate
1.0000
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
2016
Heating
NONE
Buildings
3
Total area
308,020 SF
Lot
12.99 ac (565,844 SF)
Zoning code
CBD
APN
138 526
UPID
US22-3877311
Jurisdiction
FORSYTH
Zoning & alternative use
CBD · Suwanee, GAZoning CBD · permitted uses
CBD · Suwanee, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$45.6M
COMMERCIAL (GENERAL)
Est. value
$67.2M
RESTAURANT
Est. value
$52.1M
OFFICE BUILDING
Est. value
$51.9M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
RESTAURANT
OFFICE BUILDING
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
2016
Heating
NONE
Buildings
3
Lot
12.99 ac
Current owner
From public records · entity-resolved
Cpf Living Communities III Forsyth
Individual
Mailing address
2 N TAMIAMI TRL STE #200, SARASOTA, FL 34236-5585
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 1, 2023
$95,000,000
Cpf Living Communities III Forsyth
Celebration Village Forsyth LLC
Limited Warranty Deed
$61,450,000 · Greystone Servicing
Apr 15, 2020
—
Reserve At Celebration Vlg LLC
—
Deed Of Trust
related
$414,400 · Ameris Bk
Jan 30, 2019
—
Reserve At Celebration Vlg LLC
—
Trustees Deed
related
$411,000 · Ameris Bk
Dec 19, 2018
$599,400
John E Mccarthy
Reserve At Celebration Vlg LLC
Grant Deed
—
Dec 5, 2018
—
Celebration Village Forsth LLC
—
Grant Deed
related
$42,700,000 · Iberiabank
Oct 15, 2018
—
Reserve At Celebration Vlg LLC
—
Trustees Deed
related
$476,250 · Ameris Bk
Oct 10, 2018
—
Reserve At Celebration Vlg LLC
—
Trustees Deed
related
$446,625 · Ameris Bk
Oct 4, 2018
$555,700
Barbara Bartlett
Reserve At Celebration Vlg LLC
Grant Deed
—
Sep 10, 2018
$580,400
Jule K Foley
Reserve At Celebration Vlg LLC
Grant Deed
—
May 29, 2018
—
Reserve At Celebration Vlg LLC
Reserve At Celebration Vlg LLC
Trustees Deed
related
$416,725 · Ameris Bk
—
—
Celebration Village LLC
—
Deed Of Trust
related
$3,410,000 · Iberiabank
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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