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Property profile & analytics
OFF-MARKET
Estimated value
$2,675,000
High-rise multifamily apartments
3761 22nd Rd Gainesville, FL 32607-3725
Entity Owned
6-yr Hold
Absentee Owner
Property ID
US18-1824433
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
2016
Construction
WOOD
Total area
13,158 SF
Lot
14.88 ac (648,173 SF)
Zoning code
U9
APN
06721-000-000
UPID
US18-1824433
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
by Request
CAP Approach
CAP
$1.79M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.68M
Owner & transaction history
G4 Courtney LLC · 6 yrs held
G4 Courtney LLC
since 2020
7 recorded transactions
Zoning & alternative use
U9 · Gainesville, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Gainesville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gainesville 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%
$1,930,000
6.5%
$1,785,000
7%
$1,655,000
Blend value · Realmo final
$2.68M
Range $2.41M – $2.94M · ±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
$203 / 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
$907,221
Tax year 2023
Assessed value
$47,494,900
Assessed 2023
Previous assessed
$45,167,200
+5.2% YoY
Effective rate
1.91%
On assessed value
Assessed land
$6,921,927
Assessed improvement
$40,572,973
Land market value
$6,921,927
Improvement market value
$40,572,973
Total market value
$47,494,900
Applied tax rate
3,600.0000
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
2016
Construction
WOOD
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
21
Stories
3
Units
142
Rooms
5
Total area
13,158 SF
Lot
14.88 ac (648,173 SF)
Zoning code
U9
APN
06721-000-000
UPID
US18-1824433
Jurisdiction
ALACHUA
Zoning & alternative use
U9 · Gainesville, FL
Zoning U9 · permitted uses
U9 · Gainesville, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gainesville. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2016
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
21
Units
142
Rooms
5
Lot
14.88 ac
Current owner
From public records · entity-resolved
G4 Courtney LLC
Entity
Mailing address
710 PEACHTREE ST NE #100, ATLANTA, GA 30308-1200
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Jan 23, 2020
$30,350,000
G4 Courtney LLC
Courtney Greens LLC
Grant Deed
related
$22,790,000 · Lmrec IV Holdings I INC
Aug 27, 2019
$100
Courtney Greens LLC
Oneil,dennis R
Quit Claim Deed
related
—
Jun 14, 2019
$100
Dennis R O'neil
Ameris Bank
Correction Deed
related
—
Feb 8, 2018
$43,904,000
Cfi Ridge Dev LLC
Gainesville Ridge Holdings LLC
Grant Deed
$38,275,000 · Walker & Dunlop
Oct 26, 2016
—
Gainesville Ridge Holdings LLC
—
Deed
related
$38,000,000 · Pillar Multifamily
Jan 12, 2011
—
Allen Business Properties LLC
May Jack C Trust Coc
Trustees Deed
related
—
Apr 5, 2000
$3,000
Jack C May
Gainesville City (fl)
Grant Deed
related
—
—
—
Gainesville Ridge Holdings LLC
—
Loan Modification
related
$38,000,000 · Pillar Multifamily
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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