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Property profile & analytics
OFF-MARKET
Estimated value
$96,030,000
High-rise multifamily apartments
3090 Buford Hwy, Duluth, GA 30096-3394
Entity Owned
1-yr Hold
Free & Clear
Property ID
US22-1342954
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
2017
Construction
WOOD
Total area
559,887 SF
Lot
8.1 ac (352,836 SF)
Zoning code
PUD-PLANNED UNIT DEVELOPM
APN
6-293 -123
UPID
US22-1342954
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
$96.03M
CAP Approach
CAP
$115.72M
Comparable Approach
Comparable
$77.30M
Blend (final)
Blend
$96.03M
Owner & transaction history
Mfrevf 5 Duluth LLC · 1 yrs held
Mfrevf 5 Duluth LLC
since 2024
Last sale
$96.0M
3 recorded transactions
Zoning & alternative use
PUD-PLANNED UNIT DEVELOPM · Duluth, 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 Duluth submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Duluth 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
$96,030,000
ML approach
$96,030,000
CAP Approach
CAP Return
Estimation
6%
$125,360,000
6.5%
$115,715,000
7%
$107,450,000
Blend value · Realmo final
$96.03M
Range $86.43M – $105.63M · ±10% · vs last sale $96.03M (Sep 24 2024)
Last sale anchor
$96.03M
Sep 24 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
$172 / 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
$1,265,238
Tax year 2023
Assessed value
$39,415,520
Assessed 2023
Previous assessed
$39,415,520
+0.0% YoY
Effective rate
3.21%
On assessed value
Assessed land
$1,129,080
Assessed improvement
$38,286,440
Land market value
$2,822,700
Improvement market value
$95,716,100
Total market value
$98,538,800
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
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
2017
Construction
WOOD
Heating
YES
Cooling
NONE
Buildings
7
Stories
4
Rooms
6
Total area
559,887 SF
Lot
8.1 ac (352,836 SF)
Zoning code
PUD-PLANNED UNIT DEVELOPM
APN
6-293 -123
UPID
US22-1342954
Jurisdiction
GWINNETT
Zoning & alternative use
PUD-PLANNED UNIT DEVELOPM · Duluth, GA
Zoning PUD-PLANNED UNIT DEVELOPM · permitted uses
PUD-PLANNED UNIT DEVELOPM · Duluth, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Duluth. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2017
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
4
Buildings
7
Rooms
6
Lot
8.1 ac
Current owner
From public records · entity-resolved
Mfrevf 5 Duluth LLC
Entity
Free & Clear · 1 yrs held
Mailing address
3090 BUFORD HWY #120, DULUTH, GA 30096-3394
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 24, 2024
$96,031,696
Mfrevf 5 Duluth LLC
Uspa District At Duluth LLC
Warranty Deed
—
Dec 21, 2018
$83,000,000
Uspa District At Duluth LLC
Duluth Village Apartments LLC
Grant Deed
related
—
—
—
Edward P Larkin
—
Deed Of Trust
related
$4,400,000 · Flagstar Bank Fsb
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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