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Property profile & analytics
OFF-MARKET
Estimated value
$520,000
Residential income homes
4692 Lois Dr, Sugar Hill, GA 30518-5356
Individually Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US22-0037917
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1987
Construction
WOOD
Total area
4,704 SF
Lot
0.32 ac (13,939 SF)
Zoning code
RM-MULTI-FAMILY RESIDENCE
APN
7-272A-002
UPID
US22-0037917
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
$649k
Blend (final)
Blend
$520k
Owner & transaction history
Steven M Kovach · 12 yrs held
Steven M Kovach
since 2013
7 recorded transactions
Zoning & alternative use
RM-MULTI-FAMILY RESIDENCE · Sugar Hill, 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 Sugar Hill submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sugar Hill 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
$520k
Range $468k – $572k · ±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
$111 / 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
$4,690
Tax year 2023
Assessed value
$134,000
Assessed 2023
Previous assessed
$134,000
+0.0% YoY
Effective rate
3.50%
On assessed value
Assessed land
$23,400
Assessed improvement
$110,600
Land market value
$58,500
Improvement market value
$276,500
Total market value
$335,000
Applied tax rate
11.0000
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
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
Off-Market
Year built
1987
Construction
WOOD
Heating
FORCED AIR
Cooling
NONE
Stories
2
Units
4
Total area
4,704 SF
Lot
0.32 ac (13,939 SF)
Zoning code
RM-MULTI-FAMILY RESIDENCE
APN
7-272A-002
UPID
US22-0037917
Jurisdiction
GWINNETT
Zoning & alternative use
RM-MULTI-FAMILY RESIDENCE · Sugar Hill, GA
Zoning RM-MULTI-FAMILY RESIDENCE · permitted uses
RM-MULTI-FAMILY RESIDENCE · Sugar Hill, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sugar Hill. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1987
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
2
Units
4
Lot
0.32 ac
Current owner
From public records · entity-resolved
Steven M Kovach
Individual
Mailing address
1815 HAMILTON CRK PKWY, DACULA, GA 30019-7217
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 27, 2013
$163,000
Steven M Kovach
Federal Natl Mtg Assn Fnma
Grant Deed
—
Feb 13, 2013
$206,171
Fargo Bk NA Wells
Wells Fargo Bk NA
Trustees Deed
related
—
Feb 13, 2013
—
Federal Natl Mtg Assn Fnma
Wells Fargo Bk NA
Grant Deed
related
—
Aug 23, 2007
$250,000
Gregory S Linn
Marion L Gladden
Deed
$200,000 · First Horizon Hm Ln
Jul 20, 2007
$250,000
Gregory Steven Linn
Gladden,marion L
Grant Deed
—
Sep 16, 2004
—
Marion L Gladden
Butler,douglas E
Quit Claim Deed
related
—
Feb 25, 2004
—
Douglas E Butler
Butler,douglas E
Quit Claim Deed
related
$170,000 · Southstar Funding LLC
—
—
Gregory Steven Linn
—
Deed Of Trust
related
$207,000 · Greater Atlanta Financial Svcs
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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