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Property profile & analytics
OFF-MARKET
Estimated value
$10,355,000
High-rise multifamily apartments
3441 Fox St Duluth, GA 30096-5702
Entity Owned
3-yr Hold
Free & Clear
Property ID
US22-0932546
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
1971
Construction
WOOD
Total area
10,788 SF
Lot
4.09 ac (178,160 SF)
Zoning code
RM-MULTI-FAMILY RESIDENCE
APN
6-293 -184
UPID
US22-0932546
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
-
Uncommon Inspiration Life Coach
-
Proctor Square Apartments Apartment Complex Shopping Mall
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$14.36M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.36M
Owner & transaction history
Gs Duluth Owner LLC · 3 yrs held
Gs Duluth Owner LLC
since 2023
Last sale
$12.9M
7 recorded transactions
Zoning & alternative use
RM-MULTI-FAMILY RESIDENCE · Duluth, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Welcome to Duluth, GA
Top alternative use upside
Restaurant
$11.8M
+137.6%
Commercial (general)
$8.7M
+75.6%
Office building
$6.9M
+39.6%
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 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
by Request
ML approach
$14,355,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$11,795,000
Change: +138% · Conversion: Difficult
COMMERCIAL (GENERAL)
$8,720,000
Change: +76% · Conversion: Moderate
OFFICE BUILDING
$6,930,000
Change: +40% · Conversion: Moderate
Blend value · Realmo final
$10.36M
Range $9.32M – $11.39M · ±10% · vs last sale $12.85M (Mar 22 2023)
Last sale anchor
$12.85M
Mar 22 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
$960 / 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
$103,253
Tax year 2023
Assessed value
$3,216,600
Assessed 2023
Previous assessed
$3,216,600
+0.0% YoY
Effective rate
3.21%
On assessed value
Assessed land
$570,120
Assessed improvement
$2,646,480
Land market value
$1,425,300
Improvement market value
$6,616,200
Total market value
$8,041,500
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
1971
Construction
WOOD
Heating
NONE
Cooling
NONE
Buildings
3
Stories
2
Total area
10,788 SF
Lot
4.09 ac (178,160 SF)
Zoning code
RM-MULTI-FAMILY RESIDENCE
APN
6-293 -184
UPID
US22-0932546
Jurisdiction
GWINNETT
Zoning & alternative use
RM-MULTI-FAMILY RESIDENCE · Duluth, GAZoning RM-MULTI-FAMILY RESIDENCE · permitted uses
RM-MULTI-FAMILY RESIDENCE · Duluth, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Welcome to Duluth, GA
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$11.8M
COMMERCIAL (GENERAL)
Est. value
$8.7M
OFFICE BUILDING
Est. value
$6.9M
RESTAURANT
COMMERCIAL (GENERAL)
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
1971
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
2
Buildings
3
Lot
4.09 ac
Current owner
From public records · entity-resolved
Gs Duluth Owner LLC
Entity
Free & Clear · 3 yrs held
Mailing address
1545 PEACHTREE ST NE STE #700, ATLANTA, GA 30309-7033
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 22, 2023
$12,850,000
Gs Duluth Owner LLC
Proctor Equities LLC
Limited Warranty Deed
—
Feb 28, 2023
—
Proctor Equities LLC
Proctor Equities LLC
Limited Warranty Deed
—
May 23, 2019
—
Proctor Equities LLC
—
Deed
related
$5,250,000 · Santander Bank
Aug 23, 2017
—
Proctor Equities LLC
Greeenleaf Investment Partne
Quit Claim Deed
related
—
Jun 19, 2013
—
Greenleaf Inv Ptrs L013 LLC
Proctor Square Apartments LP
Quit Claim Deed
related
$1,671,771 · Community & Southern Bank
Jun 19, 2013
$2,225,000
Greenleaf Invs Ptrs L013 LLC
Proctor Square Apartments LP
Grant Deed
—
—
—
Proctor Equities LLC
—
Deed Of Trust
related
$5,250,000 · Santander Bk NA
—
—
Proctor Square Apartments LP
—
Deed Of Trust
related
$2,080,000 · Collateral Mortgage Capital
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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