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Property profile & analytics
OFF-MARKET
Estimated value
$8,470,000
High-rise multifamily apartments
46 Primerica Pkwy Duluth, GA 30097
Entity Owned
5-yr Hold
Free & Clear
Property ID
US22-3979923
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
2019
Construction
WOOD
Total area
94,690 SF
Lot
13.03 ac (567,587 SF)
Zoning code
MUR-OVERLAY DISTRICT
APN
7-116 -091
UPID
US22-3979923
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
$8.78M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$11.04M
Blend (final)
Blend
$8.47M
Owner & transaction history
Ich3 Atlanta Sugarloaf Apts LP · 5 yrs held
Ich3 Atlanta Sugarloaf Apts LP
since 2021
Last sale
$6.2M
4 recorded transactions
Zoning & alternative use
MUR-OVERLAY DISTRICT · Duluth, 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 Duluth submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Duluth 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
$10,160,000
ML approach
$8,780,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$8.47M
Range $7.62M – $9.32M · ±10% · vs last sale $6.19M (Jan 20 2021)
Last sale anchor
$6.19M
Jan 20 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
$89 / 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
$960,835
Tax year 2023
Assessed value
$28,964,920
Assessed 2023
Previous assessed
$28,964,920
+0.0% YoY
Effective rate
3.32%
On assessed value
Assessed land
$2,270,880
Assessed improvement
$26,694,040
Land market value
$5,677,200
Improvement market value
$66,735,100
Total market value
$72,412,300
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
2019
Construction
WOOD
Heating
NONE
Cooling
NONE
Buildings
5
Stories
4
Total area
94,690 SF
Lot
13.03 ac (567,587 SF)
Zoning code
MUR-OVERLAY DISTRICT
APN
7-116 -091
UPID
US22-3979923
Jurisdiction
GWINNETT
Zoning & alternative use
MUR-OVERLAY DISTRICT · Duluth, GA
Zoning MUR-OVERLAY DISTRICT · permitted uses
MUR-OVERLAY DISTRICT · Duluth, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Duluth. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2019
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
4
Buildings
5
Lot
13.03 ac
Current owner
From public records · entity-resolved
Ich3 Atlanta Sugarloaf Apts LP
Entity
Free & Clear · 5 yrs held
Mailing address
3819 MAPLE AVE, DALLAS, TX 75219-3913
Mailing matches property
Yes
Owner-occupied
Yes
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
Jan 20, 2021
—
Ich3 Atlanta Sugarloaf Apts LP
Sugarloaf Walk Apartments LP
Quit Claim Deed
related
—
Jan 20, 2021
$77,000,000
Ich3 Atlanta Sugarloaf Apts LP
Sugarloaf Walk Apartments LP
Grant Deed
related
—
May 28, 2020
—
Sugarloaf Walk Apartments LP
Cnty Water Gwinnett
Quit Claim Deed
related
—
Sep 29, 2017
$6,191,000
Sugarloaf Walk Apartments LP
Legacy Partners LLC
Grant Deed
—
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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