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Property profile & analytics
OFF-MARKET
Estimated value
$1,765,000
Garden apartment buildings
6170 Hillandale Dr Lithonia, GA 30058-2407
Entity Owned
9-yr Hold
Free & Clear
Property ID
US22-4488892
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1995
Total area
8,512 SF
Lot
22.76 ac (991,426 SF)
Zoning code
RM100
APN
16 088 01 005
UPID
US22-4488892
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
-
Lesmiles Transportation Trucking Company
-
Harper Grove Apartments Real Estate Rental Agency Apartment Complex
-
JS' & K'S REMODELING & HANDYMAN SERVICES LLC General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.76M
Comparable Approach
Comparable
$1.34M
Blend (final)
Blend
$1.77M
Owner & transaction history
Grovewood Park Equities LLC · 9 yrs held
Grovewood Park Equities LLC
since 2017
4 recorded transactions
Zoning & alternative use
RM100 · Lithonia, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.8M
+2.2%
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 Lithonia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lithonia 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%
$1,905,000
6.5%
$1,760,000
7%
$1,635,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,795,000
Current use
AUTO REPAIR, GARAGE
$1,835,000
Change: +2% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,605,000
Change: -11% · Conversion: Difficult
MEDICAL BUILDING
$1,600,000
Change: -11% · Conversion: Moderate
OFFICE BUILDING
$1,480,000
Change: -18% · Conversion: Moderate
Blend value · Realmo final
$1.77M
Range $1.59M – $1.94M · ±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
$207 / 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
$116,006
Tax year 2024
Assessed value
$2,467,191
Assessed 2024
Previous assessed
$2,467,191
+0.0% YoY
Effective rate
4.70%
On assessed value
Assessed land
$197,375
Assessed improvement
$2,269,816
Land market value
$493,438
Improvement market value
$5,674,541
Total market value
$6,167,979
Applied tax rate
80.0000
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
1995
Heating
NONE
Cooling
YES
Buildings
18
Stories
2
Units
120
Total area
8,512 SF
Lot
22.76 ac (991,426 SF)
Zoning code
RM100
APN
16 088 01 005
UPID
US22-4488892
Jurisdiction
DE KALB
Zoning & alternative use
RM100 · Lithonia, GA
Zoning RM100 · permitted uses
RM100 · Lithonia, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lithonia. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.6M
MEDICAL BUILDING
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.5M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
OFFICE BUILDING
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
1995
Heating
NONE
Cooling
Yes
Stories
2
Buildings
18
Units
120
Lot
22.76 ac
Current owner
From public records · entity-resolved
Grovewood Park Equities LLC
Entity
Free & Clear · 9 yrs held
Mailing address
1240 E 2100TH S STE #300, SALT LAKE CITY, UT 84106-2817
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
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
Jun 1, 2017
$8,114,800
Grovewood Park Equities LLC
Vcp Grovewood LLC
Grant Deed
related
—
Jun 1, 2017
—
Asjl Investments LLC
Vcp Grovewood LLC
Grant Deed
related
—
Jul 14, 2015
$100,000
Sharlyne Hicks-haynes
Smith,shalanda D
Warranty Deed
$98,188 · Primary Resid'l Mtg
Jun 1, 2015
$5,500,000
Vcp Grovewood LLC
Briarwood Park LP
Grant Deed
$4,362,450 · Arbor Com'l Fndg
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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