OFF-MARKET
High-rise multifamily apartments
Property ID
US22-0932465
Entity Owned Owner of record is a legal entity (LLC / corporation).
11-yr Hold Held for 11 years.
Absentee Owner Owner mailing address differs from the property address.
~
Est. High Equity Modeled equity is high. Estimate, not a fact.
Entity Owned
Market Trends
Soon
Ownership intelligence
Who controls the opportunity?
Resolved identity, portfolio, hold profile and investor signals. Included in the full report.
Owner contacts
Can we reach the decision maker?
Skip-traced phones and e-mails of the owner. Included with the full report.
Mortgages
What is owed, to whom, and when it comes due
Recorded lenders, amounts and estimated maturities of the owner's loan book — in the full report.
Property tax · 2023
What does the county charge?
$738k
Tax billed · 2023
Assessed value$20.48M
Assessed land$7.22M
Assessed improvement$13.26M
Effective rate3.60%
Value estimate · Sep 2026
$2.19M
$1.97M – $2.41M
CAP approach$3.02M
Realmo valuation models over county records and 3 qualifying comparable sales.
Recently sold
What actually traded nearby?
$134/SF
ZIP average, outlier-cleaned · 23 recorded sales of this use type
Observed band · Q1–Q3$47 – $319
Qualifying comparables3
Cap rate analysis
How does the asset earn?
No income signal is modeled for this parcel yet — the Cap Rates tab runs the workflow.
Zoning insight
What can be built here?
RM13-MULTI-FAM RES
JurisdictionGWINNETT
Location intelligence
Which uses thrive at this corner?
Best fit: Accounting Firm
Demand heat for this use is drawn on the map · LocInt grid
Demand index
Accounting Firm7.3
Skin Care Clinic7.8
Wholesale Shop8.2
Demand index: how under-served this business type is around this point — modeled from the LocInt grid (area demand vs. what already operates, adjusted by real visit traffic). Higher means stronger unmet demand.
Location
✓ County assessor
✓ Recorded deeds · 3 transfers
✓ 3 qualifying comp sales
✓ Zoning catalog
Every figure names its source: public record, benchmark, or modeled. Coverage varies by property — thin data is stated as missing, never invented.
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
from $99/month
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.19M
Value range
$1.97M – $2.41M
±10% around blend
Estimated value / SF
$150 / SF
Confidence
Low
3 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
30
$1.97M
blend $2.19M
$2.41M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
14,618 SF
Lot area
42.5 ac
Year built
1987
Stories
2
APN
6-142 -041
Zoning
RM13-MULTI-FAM RES
Assessed value
$20,478,400
Annual tax
$737,834
3
Income approach: direct capitalization
Partial preview
Income approach indication
$3.02M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$3.28M
@ 6.5% CAP return
$3.02M
@ 7% CAP return
$2.81M
4
Sales comparison
Partial preview
Sales approach indication
$9.97M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
12.5 mi away · 16,636 SF
12.7 mi away · 12,546 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.19M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 23 sales
$134
+12%
Submarket 88 sales
$669
-78%
County 179 sales
$460
-67%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $150/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+82%
vs current-use indication
Commercial (general)
Apartment House (5+ Units) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$20.48M
Move the market yield to see immediate price impact.
Value / SF
$1,401
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$1.29M
$25.80M
$18.43M
$14.33M
$1.43M
$28.67M
$20.48M
$15.93M
$1.58M
$31.54M
$22.53M
$17.52M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$35.50M
6.2 mi · Sep 2025 · $2,391/SF
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Building & lot
Public records
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
Off-Market
Year built
1987
Construction
WOOD
Heating
NONE
Cooling
NONE
Buildings
14
Stories
2
Total area
14,618 SF
Lot
42.5 ac (1,851,300 SF)
Zoning code
RM13-MULTI-FAM RES
APN
6-142 -041
UPID
US22-0932465
Jurisdiction
GWINNETT
Property tax & assessments
Tax year 2023
Tax billed
$737,834
Assessed value
$20,478,400
Assessed 2023
Previous assessed
$20,478,400
+0.0% YoY
Effective rate
3.60%
On assessed value
Assessed land
$7,222,240
Assessed improvement
$13,256,160
Land market value
$18,055,600
Improvement market value
$33,140,400
Total market value
$51,196,000
Applied tax rate
1.0000
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
RM13-MULTI-FAM RES
Jurisdiction
Norcross, GA
Recorded code
RM13-MULTI-FAM RES
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for RM13-MULTI-FAM RES in Norcross, GA.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner Contacts
Phones and e-mails of the people behind this property's owner, traced from licensed contact data.
Owner phones and e-mails come with the full report for this property - traced from licensed contact data, with verification and Do-Not-Call flags on every number.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Mortgages · part of Ownership Intelligence
See what the owner owes, and when it comes due.
The mortgage data is behind the paid report: recorded loans of the owner - lender, amount, rate and the estimated maturity - as part of the Ownership Intelligence workspace.
What opens after registration
Ownership report
Recorded loansLender, amount and origination for every instrument
Estimated maturityWhen the debt comes due and the refi window opens
Rates & liensRecorded or estimated rate, junior liens flagged
CollateralWhich holding secures each loan - this property marked
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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