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Property profile & analytics
OFF-MARKET
Estimated value
$14,475,000
Assisted living facilities
404 King Spgs Vlg SE Pkwy Smyrna, GA 30082-4240
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US22-1388568
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1984
Total area
212,575 SF
Lot
20.18 ac (879,128 SF)
Zoning code
RHR
APN
17052900040
UPID
US22-1388568
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
by Request
Comparable Approach
Comparable
$11.72M
Blend (final)
Blend
$14.48M
Owner & transaction history
Life Care Communities INC · 6 yrs held
Life Care Communities INC
since 2019
2 recorded transactions
Zoning & alternative use
RHR · Smyrna, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The RHR district is comprised of suitable vacant or open areas where high density residential development appears likely to occur. The intent in establishing the RHR district is to promote and encourage attractive high density multifamily housing in a suburban setting, compatible with surrounding uses and within the capability of existing public services and…
Zone name
Residential Highrise
General category
RESIDENTIAL
Zone area
59.77 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 Smyrna submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Smyrna 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
Blend value · Realmo final
$14.48M
Range $13.03M – $15.92M · ±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
$68 / 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
$197,725
Tax year 2024
Assessed value
$7,280,000
Assessed 2024
Previous assessed
$8,364,356
-13.0% YoY
Effective rate
2.72%
On assessed value
Assessed land
$2,837,956
Assessed improvement
$4,442,044
Land market value
$7,094,890
Improvement market value
$11,105,110
Total market value
$18,200,000
Applied tax rate
6.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1984
Heating
NONE
Total area
212,575 SF
Lot
20.18 ac (879,128 SF)
Zoning code
RHR
APN
17052900040
UPID
US22-1388568
Jurisdiction
COBB
Zoning & alternative use
RHR · Smyrna, GAZoning RHR · permitted uses
RHR · Smyrna, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The RHR district is comprised of suitable vacant or open areas where high density residential development appears likely to occur. The intent in establishing the RHR district is to promote and encourage attractive high density multifamily housing in a suburban setting, compatible with surrounding uses and within the capability of existing public services and facilities
Zone name
Residential Highrise
General category
RESIDENTIAL
Zone area
59.77 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1984
Heating
NONE
Lot
20.18 ac
Current owner
From public records · entity-resolved
Life Care Communities INC
Entity
Mailing address
14805 N OUTER 40TH RD STE #300, CHESTERFIELD, MO 63017-6060
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 1, 2019
—
Life Care Communities INC
—
Grant Deed
related
$50,200,000 · Umb Bk
Apr 3, 2012
—
Life Care Communities INC
—
Deed Of Trust
related
$16,080,000 · Bank Of America
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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