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Property profile & analytics
OFF-MARKET
Estimated value
$7,095,000
High-rise multifamily apartments
3475 Pleasant Hl Rd, Duluth, GA 30096-3189
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US22-1854222
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
1996
Construction
WOOD
Total area
14,752 SF
Lot
78.64 ac (3,425,558 SF)
Zoning code
PUD-PLANNED UNIT DEVELOPM
APN
6-291 -011
UPID
US22-1854222
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
-
Rosemont Berkeley Lake Apartment Complex Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.10M
Owner & transaction history
Berkeley Lake Ll LLC · 8 yrs held
Berkeley Lake Ll LLC
since 2017
5 recorded transactions
Zoning & alternative use
PUD-PLANNED UNIT DEVELOPM · Duluth, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$9.5M
+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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$6,790,000
Current use
OFFICE BUILDING
$9,480,000
Change: +40% · Conversion: Moderate
AUTO REPAIR, GARAGE
$6,590,000
Change: -3% · Conversion: Difficult
Blend value · Realmo final
$7.10M
Range $6.39M – $7.80M · ±10%
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
$481 / 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
$1,504,180
Tax year 2023
Assessed value
$46,859,200
Assessed 2023
Previous assessed
$46,859,200
+0.0% YoY
Effective rate
3.21%
On assessed value
Assessed land
$10,845,440
Assessed improvement
$36,013,760
Land market value
$27,113,600
Improvement market value
$90,034,400
Total market value
$117,148,000
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
1996
Construction
WOOD
Heating
NONE
Cooling
NONE
Buildings
23
Stories
2
Total area
14,752 SF
Lot
78.64 ac (3,425,558 SF)
Zoning code
PUD-PLANNED UNIT DEVELOPM
APN
6-291 -011
UPID
US22-1854222
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.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$6.8M
OFFICE BUILDING
Est. value
$9.5M
AUTO REPAIR, GARAGE
Est. value
$6.6M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1996
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
2
Buildings
23
Lot
78.64 ac
Current owner
From public records · entity-resolved
Berkeley Lake Ll LLC
Entity
Mailing address
280 PARK AVE FL 36W, NEW YORK, NY 10017-1285
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 3, 2017
$94,250
Berkeley Lake Ll LLC
Overlook At Berkeley Lake LLC
Grant Deed
related
—
May 25, 2011
$43,000,000
Overlook At Berkeley Lake LLC
Pine Crest Gardens Assocs LLC
Grant Deed
$34,500,000 · Berkadia Commercial Mortgage
Sep 30, 2009
$33,875,000
Pine,crest Gardens Associates
Tree Summit LLC
Grant Deed
$25,406,000 · Cwcapital LLC
—
—
Village West Ll LLC
—
Deed Of Trust
related
$40,625,000 · Holliday Fenoglio Fowler
—
—
Overlook At Berkeley Lake LLC
—
Deed Of Trust
related
$6,234,000 · Berkadia Commercial Mortgage
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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