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Property profile & analytics
OFF-MARKET
Estimated value
$75,950,000
Garden apartment buildings
3555 Austell SW Rd, Marietta, GA 30060-5798
Individually Owned
3-yr Hold
Free & Clear
Property ID
US22-1080371
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1986
Total area
370,201 SF
Lot
28.35 ac (1,235,100 SF)
Zoning code
RM-12
APN
19078000010
UPID
US22-1080371
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
-
Ivy Commons Real Estate Agency
-
Ivy Commons Apartment Homes Apartment Complex Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$76.51M
Comparable Approach
Comparable
$85.93M
Blend (final)
Blend
$75.95M
Owner & transaction history
Cs 1031 Ivy Commons Apartments Dst · 3 yrs held
Cs 1031 Ivy Commons Apartments Dst
since 2022
Last sale
$75.5M
7 recorded transactions
Zoning & alternative use
RM-12 · Marietta, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$89.4M
+57.7%
Neighborhood: shopping center
$81.5M
+43.8%
Office building
$58.2M
+2.7%
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 Marietta submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Marietta 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
$76,295,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$82,890,000
6.5%
$76,510,000
7%
$71,045,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$56,695,000
Current use
MEDICAL BUILDING
$89,410,000
Change: +58% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$81,500,000
Change: +44% · Conversion: Difficult
OFFICE BUILDING
$58,240,000
Change: +3% · Conversion: Moderate
COMMERCIAL (GENERAL)
$57,850,000
Change: +2% · Conversion: Moderate
RETAIL STORES
$54,010,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$75.95M
Range $68.36M – $83.55M · ±10% · vs last sale $75.50M (Sep 28 2022)
Last sale anchor
$75.50M
Sep 28 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
$205 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$938,053
Tax year 2024
Assessed value
$31,112,880
Assessed 2024
Previous assessed
$31,112,880
+0.0% YoY
Effective rate
3.01%
On assessed value
Assessed land
$5,138,016
Assessed improvement
$25,974,864
Land market value
$12,845,040
Improvement market value
$64,937,160
Total market value
$77,782,200
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
Year built
1986
Heating
NONE
Buildings
9
Units
344
Total area
370,201 SF
Lot
28.35 ac (1,235,100 SF)
Zoning code
RM-12
APN
19078000010
UPID
US22-1080371
Jurisdiction
COBB
Zoning & alternative use
RM-12 · Marietta, GA
Zoning RM-12 · permitted uses
RM-12 · Marietta, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Marietta. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$56.7M
MEDICAL BUILDING
Est. value
$89.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$81.5M
OFFICE BUILDING
Est. value
$58.2M
COMMERCIAL (GENERAL)
Est. value
$57.9M
RETAIL STORES
Est. value
$54.0M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
COMMERCIAL (GENERAL)
RETAIL STORES
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
1986
Heating
NONE
Buildings
9
Units
344
Lot
28.35 ac
Current owner
From public records · entity-resolved
Cs 1031 Ivy Commons Apartments Dst
Individual
Free & Clear · 3 yrs held
Mailing address
PO BOX 92129, SOUTHLAKE, TX 76092-0102
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 2, 2022
—
Cs 1031 Ivy Commons Apartments Dst
Fannie Mae
Deed
—
Sep 28, 2022
$75,500,000
Ga Ivy Commons LLC
Cs1031 Ivy Commons Apartments Dst
Limited Warranty Deed
$45,664,000 · Berkadia Commercial Mortgage LLC
Jul 30, 2018
—
Ivy Commons Apartments Gp LLC
Ivy Commons Apartments LLC
Quit Claim Deed
related
—
Jul 30, 2018
$46,350,000
Cs1031 Ivy Commons Apts Dst
Ivy Commons Apartments LLC
Grant Deed
related
—
May 2, 2017
—
Ivy Commons Apartments LLC
—
Deed
related
$29,522,000 · Grandbridge R/e Cap
Jan 27, 2016
$31,000,000
Ivy Commons Apartments LLC
Wdop Sub I LP
Grant Deed
$22,800,000 · Grandbridge R/e Cap
—
—
Ivy Commons Apartments LLC
—
Deed Of Trust
related
$29,522,000 · Grandbridge R/e Cap
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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