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Property profile & analytics
OFF-MARKET
Estimated value
$15,895,000
Garden apartment buildings
420 Shenandoah Trl Austell, GA 30168-6608
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US22-4450277
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1967
Total area
111,246 SF
Lot
11.28 ac (491,357 SF)
Zoning code
RM-12
APN
18041100110
UPID
US22-4450277
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
-
Cielo At Sweetwater Apartments Apartment Complex
-
Cielo At Sweetwater Townhomes Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$16.24M
Blend (final)
Blend
$15.90M
Owner & transaction history
Cielo At Sweetwater LLC · 3 yrs held
Cielo At Sweetwater LLC
since 2022
Last sale
$15.5M
7 recorded transactions
Zoning & alternative use
RM-12 · Austell, 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 Austell submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Austell 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
$16,345,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$23,780,000
Current use
AUTO REPAIR, GARAGE
$22,140,000
Change: -7% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$21,800,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$15.90M
Range $14.31M – $17.48M · ±10% · vs last sale $15.50M (Dec 20 2022)
Last sale anchor
$15.50M
Dec 20 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
$143 / 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
$108,540
Tax year 2024
Assessed value
$3,600,000
Assessed 2024
Previous assessed
$3,600,000
+0.0% YoY
Effective rate
3.02%
On assessed value
Assessed land
$600,084
Assessed improvement
$2,999,916
Land market value
$1,500,210
Improvement market value
$7,499,790
Total market value
$9,000,000
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
1967
Heating
NONE
Buildings
15
Units
100
Total area
111,246 SF
Lot
11.28 ac (491,357 SF)
Zoning code
RM-12
APN
18041100110
UPID
US22-4450277
Jurisdiction
COBB
Zoning & alternative use
RM-12 · Austell, GA
Zoning RM-12 · permitted uses
RM-12 · Austell, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Austell. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$23.8M
AUTO REPAIR, GARAGE
Est. value
$22.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$21.8M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1967
Heating
NONE
Buildings
15
Units
100
Lot
11.28 ac
Current owner
From public records · entity-resolved
Cielo At Sweetwater LLC
Entity
Free & Clear · 3 yrs held
Mailing address
311 BLVD OF AMERICAS STE #208, LAKEWOOD, NJ 08701-4959
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
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 20, 2022
—
Cielo At Sweetwater LLC
Arbor Rlty Com Re Notes 2021 Fl3 Lt
Quit Claim Deed
related
—
Dec 14, 2022
—
Sweetwater Zr Tic LLC
Cielo At Sweetwater LLC
Quit Claim Deed
related
$12,060,000 · Greystone Servicing Company LLC
Dec 14, 2022
$15,500,000
Sweet Water Zr LP
Cielo At Sweetwater LLC
Limited Warranty Deed
$12,060,000 · Greystone Servicing Company LLC
Nov 2, 2021
—
Midwood View Owner LLC
Arbor Rlty Com Re Notes 2020 Fl I L
Quit Claim Deed
related
—
Oct 5, 2021
$11,400,000
Cielo At Sweetwater LLC
Midwood Hills LLC
Limited Warranty Deed
$9,250,000 · Arbor Realty SR INC
Oct 5, 2021
—
Midwood Hills LLC
Midwood Hills Owner LLC
Intrafamily Transfer
related
—
May 4, 2020
$6,700,000
Midwod Hills Owner LLC
Highland Hills Townhomes & Apt LLC
Limited Warranty Deed
—
May 4, 2020
—
Midwood View Owner LLC
Ridgeview Apartment Homes LLC
Quit Claim Deed
related
$12,680,000 · Arbor Realty SR INC
Oct 24, 2016
—
Highland Hills Townhomes & Apa
—
Deed
related
$3,300,000 · Cbre Cap Markets
Jun 8, 2013
$2,700,000
Highland Hills Townhomes
Forst Investments LLC
Grant Deed
—
Jun 8, 2013
—
Highland Hills Townhomes
Forst Investments LLC
Quit Claim Deed
related
$1,950,000 · Security Mutual Life Insurance
Dec 30, 2009
$2,000,000
Forst Investments LLC
Jpmcc,2002 Cibc4 Shenandoa
Grant Deed
$1,405,000 · The Private Bank & Trust Co
Jun 5, 2007
$3,836,830
Lnr Partners INC
Interstate Mgmt LLC
Trustees Deed
—
Jun 5, 2007
$3,836,831
2002 Shenandoah Trl Jpmcc
Jpmcc,2002 Shenandoah Trl
Grant Deed
related
—
—
—
Highland Hills Townhomes & Apa
—
Deed Of Trust
related
$3,300,000 · Cbre Cap Markets
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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