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Property profile & analytics
OFF-MARKET
Estimated value
$9,865,000
Garden apartment buildings
3550 George Busbee NW Pkwy Kennesaw, GA 30144-6608
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US22-1734110
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Lot
13.46 ac (586,317 SF)
Zoning code
PVC
APN
16036000020
UPID
US22-1734110
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
-
Kone Inc General Contractor Construction Company
-
Steamboat Group Financial Advisor Insurance Agency
-
OSC Insurance Services Insurance Agency
-
Dexios Cyber Security IT Consulting Firm Tech Support Center
-
Mike Jabaley-Cardinal Financial Company, Limited Partnership Loan Service Bank
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.68M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.87M
Owner & transaction history
Retreat At Kennesaw LLC · 4 yrs held
Retreat At Kennesaw LLC
since 2022
Last sale
$10.0M
4 recorded transactions
Zoning & alternative use
PVC · Kennesaw, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The PVC planned village community district is established to provide locations and encourage flexible site plans and building arrangements under a unified plan of development rather than a lot by lot regulation for retail commercial and service uses which are designed and oriented to be self sufficient neighborhoods making up a community. The developer benef…
Zone name
Planned Village Community
General category
COMMERCIAL
Zone area
278.68 ac
Source
Realmo
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 Kennesaw submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Kennesaw 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
$9,865,000
ML approach
$10,675,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$9.87M
Range $8.88M – $10.85M · ±10% · vs last sale $10.00M (Jul 11 2022)
Last sale anchor
$10.00M
Jul 11 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
—
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
$651,240
Tax year 2024
Assessed value
$21,600,000
Assessed 2024
Previous assessed
$23,089,440
-6.5% YoY
Effective rate
3.02%
On assessed value
Assessed land
$2,134,192
Assessed improvement
$19,465,808
Land market value
$5,335,480
Improvement market value
$48,664,520
Total market value
$54,000,000
Applied tax rate
9.0000
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
Heating
NONE
Buildings
12
Units
685
Lot
13.46 ac (586,317 SF)
Zoning code
PVC
APN
16036000020
UPID
US22-1734110
Jurisdiction
COBB
Zoning & alternative use
PVC · Kennesaw, GAZoning PVC · permitted uses
PVC · Kennesaw, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The PVC planned village community district is established to provide locations and encourage flexible site plans and building arrangements under a unified plan of development rather than a lot by lot regulation for retail commercial and service uses which are designed and oriented to be self sufficient neighborhoods making up a community. The developer benefits from better land utilization and economy in the provision of roads and utilities and overall site design
Zone name
Planned Village Community
General category
COMMERCIAL
Zone area
278.68 ac
Source
Realmo
Building & site characteristics
From public records
Heating
NONE
Buildings
12
Units
685
Lot
13.46 ac
Current owner
From public records · entity-resolved
Retreat At Kennesaw LLC
Entity
Mailing address
PO BOX 130339, CARLSBAD, CA 92013-0339
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 2025
—
Ppf 511 3590 George Busbee Parkway
—
Deed
related
$65,370 · Pnc Bank NA
Jul 11, 2022
—
Retreat At Kennesaw LLC
Pinnacle Bank
Quit Claim Deed
related
$62,271,000 · Bmo Harris Bank NA
Oct 6, 2020
$10,000,000
Retreat At Kennesaw LLC
Argonaut Associates Ltd
Limited Warranty Deed
—
Oct 6, 2020
—
Retreat At Kennesaw LLC
Argonaut Associates Ltd
Quit Claim Deed
related
—
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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