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Property profile & analytics
OFF-MARKET
Estimated value
$5,790,000
High-rise multifamily apartments
3974 Annistown Rd Snellville, GA 30039-8476
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US22-1034114
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
2003
Construction
WOOD
Total area
28,200 SF
Lot
13.01 ac (566,716 SF)
Zoning code
RM-MULTI-FAMILY RESIDENCE
APN
6-020 -022
UPID
US22-1034114
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
$5.83M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.79M
Owner & transaction history
PC Stonecreek LLC · 4 yrs held
PC Stonecreek LLC
since 2021
Last sale
$36,750
4 recorded transactions
Zoning & alternative use
RM-MULTI-FAMILY RESIDENCE · Snellville, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$9.0M
+51.9%
Neighborhood: shopping center
$7.4M
+24.9%
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 Snellville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Snellville 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%
$6,315,000
6.5%
$5,830,000
7%
$5,410,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$5,950,000
Current use
MEDICAL BUILDING
$9,035,000
Change: +52% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$7,430,000
Change: +25% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,545,000
Change: -7% · Conversion: Moderate
OFFICE BUILDING
$4,900,000
Change: -18% · Conversion: Moderate
Blend value · Realmo final
$5.79M
Range $5.21M – $6.37M · ±10% · vs last sale $37k (Dec 15 2021)
Last sale anchor
$37k
Dec 15 2021
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 2023Property tax & assessments
Tax year 2023
Tax billed
$393,582
Tax year 2023
Assessed value
$10,974,400
Assessed 2023
Previous assessed
$10,974,400
+0.0% YoY
Effective rate
3.59%
On assessed value
Assessed land
$2,266,880
Assessed improvement
$8,707,520
Land market value
$5,667,200
Improvement market value
$21,768,800
Total market value
$27,436,000
Applied tax rate
1.0000
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
2003
Construction
WOOD
Heating
NONE
Cooling
NONE
Buildings
13
Stories
3
Rooms
3
Bathrooms
0
Total area
28,200 SF
Lot
13.01 ac (566,716 SF)
Zoning code
RM-MULTI-FAMILY RESIDENCE
APN
6-020 -022
UPID
US22-1034114
Jurisdiction
GWINNETT
Zoning & alternative use
RM-MULTI-FAMILY RESIDENCE · Snellville, GA
Zoning RM-MULTI-FAMILY RESIDENCE · permitted uses
RM-MULTI-FAMILY RESIDENCE · Snellville, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Snellville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$6.0M
MEDICAL BUILDING
Est. value
$9.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.4M
COMMERCIAL (GENERAL)
Est. value
$5.5M
OFFICE BUILDING
Est. value
$4.9M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
2003
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
3
Buildings
13
Rooms
3
Bathrooms
0
Lot
13.01 ac
Current owner
From public records · entity-resolved
PC Stonecreek LLC
Entity
Mailing address
4956 N 300TH W STE #300, PROVO, UT 84604-5842
Ownership since
2021
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 15, 2021
$36,750
PC Stonecreek LLC
Hf Inwood Stonecreek LLC
Warranty Deed
$28,000,000 · Acre Credit Mortgage Lending
Aug 31, 2012
$13,000,000
Bf Inwood Stoncreek LLC
Stone Creek Of Green LP
Grant Deed
—
Aug 31, 2012
—
Hf Inwood Stoncreek LLC
Stone Creek Of Green LP
Quit Claim Deed
related
$8,800,000 · Jones Lang Lasalle Operations
—
—
Stone Creek Of Green LP
—
Deed Of Trust
related
$9,266 · Mma Mortgage Investment Corp
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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