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Property profile & analytics
OFF-MARKET
Estimated value
$670,000
Residential income homes
3100 Spruce Cir Snellville, GA 30078-5743
Entity Owned
3-yr Hold
Property ID
US22-1607225
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1985
Construction
WOOD
Total area
4,960 SF
Lot
0.61 ac (26,572 SF)
Zoning code
RM-MULTI-FAMILY RESIDENCE
APN
6-051 -288
UPID
US22-1607225
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
$650k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$641k
Blend (final)
Blend
$670k
Owner & transaction history
M And B Goldmine LLC · 3 yrs held
M And B Goldmine LLC
since 2022
Last sale
$671,000
1 recorded transaction
Zoning & alternative use
RM-MULTI-FAMILY RESIDENCE · Snellville, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$860,000
+67.0%
Retail stores
$830,000
+60.7%
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 Snellville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Snellville 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
$725,000
ML approach
$650,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$515,000
Current use
OFFICE BUILDING
$860,000
Change: +67% · Conversion: Moderate
RETAIL STORES
$830,000
Change: +61% · Conversion: Difficult
WAREHOUSE, STORAGE
$430,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$670k
Range $603k – $737k · ±10% · vs last sale $671k (Sep 14 2022)
Last sale anchor
$671k
Sep 14 2022
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
$135 / 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
$9,675
Tax year 2023
Assessed value
$264,000
Assessed 2023
Previous assessed
$264,000
+0.0% YoY
Effective rate
3.66%
On assessed value
Assessed land
$42,640
Assessed improvement
$221,360
Land market value
$106,600
Improvement market value
$553,400
Total market value
$660,000
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
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
Off-Market
Year built
1985
Construction
WOOD
Heating
FORCED AIR
Cooling
NONE
Stories
2
Units
4
Rooms
20
Bathrooms
8
Total area
4,960 SF
Lot
0.61 ac (26,572 SF)
Zoning code
RM-MULTI-FAMILY RESIDENCE
APN
6-051 -288
UPID
US22-1607225
Jurisdiction
GWINNETT
Zoning & alternative use
RM-MULTI-FAMILY RESIDENCE · Snellville, GA
Zoning RM-MULTI-FAMILY RESIDENCE · permitted uses
RM-MULTI-FAMILY RESIDENCE · Snellville, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Snellville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$515,000
OFFICE BUILDING
Est. value
$860,000
RETAIL STORES
Est. value
$830,000
WAREHOUSE, STORAGE
Est. value
$430,000
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
RETAIL STORES
WAREHOUSE, STORAGE
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
1985
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
2
Units
4
Rooms
20
Bathrooms
8
Lot
0.61 ac
Current owner
From public records · entity-resolved
M And B Goldmine LLC
Entity
Mailing address
1467 IVEY POINTE DR, LAWRENCEVILLE, GA 30045-2648
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 14, 2022
$671,000
M And B Goldmine LLC
Judith A Anderson
Warranty Deed
$469,700 · Optionwide Financial
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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