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Property profile & analytics
OFF-MARKET
Estimated value
$29,595,000
Garden apartment buildings
4050 Buffington Rd Union City, GA 30291
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US22-0915391
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1987
Construction
WOOD
Total area
36,996 SF
Lot
16.24 ac (707,414 SF)
Zoning code
RM
APN
09F140000601087
UPID
US22-0915391
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
$38.82M
Blend (final)
Blend
$29.60M
Owner & transaction history
Hidden Lake Apts Investors LLC · 4 yrs held
Hidden Lake Apts Investors LLC
since 2022
Last sale
$40.0M
4 recorded transactions
Zoning & alternative use
RM · Union City, GA
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 Union City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Union City 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
$29.60M
Range $26.64M – $32.55M · ±10% · vs last sale $39.97M (Mar 14 2022)
Last sale anchor
$39.97M
Mar 14 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
$800 / 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
$149,737
Tax year 2023
Assessed value
$5,304,920
Assessed 2023
Previous assessed
$5,304,920
+0.0% YoY
Effective rate
2.82%
On assessed value
Assessed land
$269,440
Assessed improvement
$5,035,480
Land market value
$673,600
Improvement market value
$12,588,700
Total market value
$13,262,300
Applied tax rate
50.0000
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
1987
Construction
WOOD
Heating
NONE
Buildings
5
Stories
1
Units
16
Bathrooms
8
Total area
36,996 SF
Lot
16.24 ac (707,414 SF)
Zoning code
RM
APN
09F140000601087
UPID
US22-0915391
Jurisdiction
FULTON
Zoning & alternative use
RM · Union City, GA
Zoning RM · permitted uses
RM · Union City, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Union City. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1987
Construction
WOOD
Heating
NONE
Stories
1
Buildings
5
Units
16
Bathrooms
8
Lot
16.24 ac
Current owner
From public records · entity-resolved
Hidden Lake Apts Investors LLC
Entity
Mailing address
12100 WILSHIRE BLVD STE #1900, LOS ANGELES, CA 90025-7125
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
Mar 14, 2022
$39,974,000
Hidden Lake Apts Investors LLC
4050 Morgan Road Holdings LLC
Limited Warranty Deed
$10,002,000 · Capital One
Oct 31, 2013
—
Triangle Hidden Lake INC
Triangle R/e/gastonia INC
Quit Claim Deed
$12,500,000 · Northmarq Cap
Jul 26, 2012
$13,000,000
Triangle R/e/gastonia INC
Mid-america Apartments LP
Grant Deed
—
Jul 26, 2012
—
Triangle R & E & Gastonia INC
Mid-america Apartments LP
Quit Claim Deed
related
$12,200,000 · Branch Bk&tr
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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