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Property profile & analytics
OFF-MARKET
Estimated value
$73,000,000
Garden apartment buildings
5000 Lincoln Trce SE Ave Smyrna, GA 30080-8580
Individually Owned
5-yr Hold
Free & Clear
Property ID
US22-1554087
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1972
Total area
469,678 SF
Lot
25.9 ac (1,128,204 SF)
Zoning code
RM-12
APN
17087800070
UPID
US22-1554087
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
-
Rich and famous clothing Clothing Store Fashion Accessories Store
-
The Edison Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$97.07M
Comparable Approach
Comparable
$84.30M
Blend (final)
Blend
$73.00M
Owner & transaction history
Windy Ridge Multifamily Ptrs L · 5 yrs held
Windy Ridge Multifamily Ptrs L
since 2020
Last sale
$69.0M
7 recorded transactions
Zoning & alternative use
RM-12 · Smyrna, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The RM-12 district is comprised primarily of existing medium density residential areas of the city and suitable vacant or open areas where similar residential development appears likely to occur. The intent in establishing the RM12 district, is to preserve and protect existing residential development and to encourage similar and complementary type residentia…
Zone name
Multifamily Residential
General category
RESIDENTIAL
Zone area
691.27 ac
Source
Realmo
Top alternative use upside
Medical building
$115.4M
+38.4%
Retail stores
$108.6M
+30.3%
Auto repair, garage
$93.5M
+12.1%
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 Smyrna submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Smyrna 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
$74,280,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$105,160,000
6.5%
$97,070,000
7%
$90,140,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$83,350,000
Current use
MEDICAL BUILDING
$115,360,000
Change: +38% · Conversion: Moderate
RETAIL STORES
$108,590,000
Change: +30% · Conversion: Difficult
AUTO REPAIR, GARAGE
$93,470,000
Change: +12% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$92,030,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$73.00M
Range $65.70M – $80.30M · ±10% · vs last sale $69.00M (Nov 3 2020)
Last sale anchor
$69.00M
Nov 3 2020
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
$155 / 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
$663,417
Tax year 2024
Assessed value
$24,426,240
Assessed 2024
Previous assessed
$26,400,000
-7.5% YoY
Effective rate
2.72%
On assessed value
Assessed land
$3,249,228
Assessed improvement
$21,177,012
Land market value
$8,123,070
Improvement market value
$52,942,530
Total market value
$61,065,600
Applied tax rate
6.0000
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
1972
Heating
NONE
Buildings
11
Units
416
Total area
469,678 SF
Lot
25.9 ac (1,128,204 SF)
Zoning code
RM-12
APN
17087800070
UPID
US22-1554087
Jurisdiction
COBB
Zoning & alternative use
RM-12 · Smyrna, GAZoning RM-12 · permitted uses
RM-12 · Smyrna, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The RM-12 district is comprised primarily of existing medium density residential areas of the city and suitable vacant or open areas where similar residential development appears likely to occur. The intent in establishing the RM12 district, is to preserve and protect existing residential development and to encourage similar and complementary type residential development together with associated recreational, religious and educational facilities
Zone name
Multifamily Residential
General category
RESIDENTIAL
Zone area
691.27 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$83.4M
MEDICAL BUILDING
Est. value
$115.4M
RETAIL STORES
Est. value
$108.6M
AUTO REPAIR, GARAGE
Est. value
$93.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$92.0M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
RETAIL STORES
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
1972
Heating
NONE
Buildings
11
Units
416
Lot
25.9 ac
Current owner
From public records · entity-resolved
Windy Ridge Multifamily Ptrs L
Individual
Free & Clear · 5 yrs held
Mailing address
4515 PO BOX 250509TH PIKE STE #210, ATLANTA, GA 30325-1509
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
30 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 3, 2020
$69,000,000
Windy Ridge Multifamily Ptrs L
Ashford 75 LLC
Grant Deed
—
Sep 5, 2019
—
Ashford 75 LLC
—
Grant Deed
related
$50,373,000 · Capital One NA
May 16, 2017
—
Ashford 75 LLC
—
Grant Deed
related
$150,000,000 · Federal Hm Ln Mtg
Dec 3, 2014
$27,000,000
Ashford 75 LLC
Mission Galleria LLC
Grant Deed
—
Dec 3, 2014
—
Ashford 75 LLC
Mission Galleria LLC
Quit Claim Deed
related
$25,000,000 · Mutual/omaha Bk
Dec 20, 2005
$29,250,000
Mission Galleria LLC
Windsor Lakes Apartments
Grant Deed
—
Dec 20, 2005
$601,500
Mission Galleria 24 LLC
Mission Galleria LLC
Grant Deed
related
—
Dec 20, 2005
$1,024,900
Mission Galleria 9 LLC
Mission Galleria LLC
Grant Deed
related
—
Dec 20, 2005
$879,700
Mission Galleria 8 LLC
Mission Galleria LLC
Grant Deed
related
—
Dec 20, 2005
$582,900
Mission Galleria 11 LLC
Mission Galleria LLC
Grant Deed
related
—
Dec 20, 2005
$1,462,500
Mission Galleria 21 LLC
Mission Galleria LLC
Grant Deed
related
—
Dec 20, 2005
$877,500
Mission Galleria 27 LLC
Mission Galleria LLC
Grant Deed
related
—
Dec 20, 2005
$587,200
Mission Galleria 30 LLC
Mission Galleria LLC
Grant Deed
related
—
Dec 20, 2005
$987,500
Mission Galleria 14 LLC
Mission Galleria LLC
Grant Deed
related
—
Dec 20, 2005
$846,800
Mission Galleria 2 LLC
Mission Galleria LLC
Grant Deed
related
—
Dec 20, 2005
$2,012,400
Mission Galleria 6 LLC
Mission Galleria LLC
Grant Deed
related
—
Dec 20, 2005
$679,600
Mission Galleria 12 LLC
Mission Galleria LLC
Grant Deed
related
—
Dec 20, 2005
$406,900
Mission Galleria 1o LLC
Mission Galleria LLC
Grant Deed
related
—
Dec 20, 2005
$769,800
Mission Galleria 29 LLC
Mission Galleria LLC
Grant Deed
related
—
Dec 20, 2005
$714,756
Mission Galleria 20 LLC
Mission Galleria LLC
Grant Deed
related
—
Dec 20, 2005
$1,099,700
Mission Galleria I LLC
Mission Galleria LLC
Grant Deed
related
—
Dec 20, 2005
$772,000
Mission Galleria 34 LLC
Mission Galleria LLC
Grant Deed
related
—
Dec 20, 2005
$1,379,000
Mission Galleria 3 LLC
Mission Galleria LLC
Grant Deed
related
—
Dec 20, 2005
$1,022,700
Mission Galleria 17 LLC
Mission Galleria LLC
Grant Deed
related
—
Dec 20, 2005
$1,068,900
Mission Galleria 33 LLC
Mission Galleria LLC
Grant Deed
related
—
Dec 20, 2005
$371,700
Mission Galleria 26 LLC
Mission Galleria LLC
Grant Deed
related
—
Dec 20, 2005
$637,800
Mission Galleria 31 LLC
Mission Galleria LLC
Grant Deed
related
—
Dec 20, 2005
$868,800
Mission Galleria 22 LLC
Mission Galleria LLC
Grant Deed
related
—
Dec 15, 2005
$648,778
Owner Name Unavailable
Owner Name Unavailable
Grant Deed
related
—
Dec 15, 2005
$769,737
Owner Name Unavailable
Owner Name Unavailable
Grant Deed
related
—
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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