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Property profile & analytics
OFF-MARKET
Estimated value
$925,000
High-rise multifamily apartments
6205 Frst Vale Dr, Norcross, GA 30093-3658
Entity Owned
14-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US22-1057301
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
1970
Construction
WOOD
Total area
5,994 SF
Lot
3.35 ac (145,926 SF)
Zoning code
RM10-MULTI-FAM RES
APN
6-169 -017
UPID
US22-1057301
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
$1.24M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$925k
Owner & transaction history
Forest Vale LLP · 14 yrs held
Forest Vale LLP
since 2011
1 recorded transaction
Zoning & alternative use
RM10-MULTI-FAM RES · Norcross, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.5M
+81.9%
Commercial (general)
$1.4M
+71.7%
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 Norcross submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Norcross 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%
$1,340,000
6.5%
$1,240,000
7%
$1,150,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$805,000
Current use
OFFICE BUILDING
$1,465,000
Change: +82% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,380,000
Change: +72% · Conversion: Moderate
Blend value · Realmo final
$925k
Range $833k – $1.02M · ±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
$154 / 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
$49,301
Tax year 2023
Assessed value
$1,597,920
Assessed 2023
Previous assessed
$1,597,920
+0.0% YoY
Effective rate
3.09%
On assessed value
Assessed land
$250,920
Assessed improvement
$1,347,000
Land market value
$627,300
Improvement market value
$3,367,500
Total market value
$3,994,800
Applied tax rate
1.0000
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
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
Off-Market
Year built
1970
Construction
WOOD
Heating
NONE
Cooling
NONE
Buildings
4
Stories
2
Total area
5,994 SF
Lot
3.35 ac (145,926 SF)
Zoning code
RM10-MULTI-FAM RES
APN
6-169 -017
UPID
US22-1057301
Jurisdiction
GWINNETT
Zoning & alternative use
RM10-MULTI-FAM RES · Norcross, GA
Zoning RM10-MULTI-FAM RES · permitted uses
RM10-MULTI-FAM RES · Norcross, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Norcross. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$805,000
OFFICE BUILDING
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.4M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1970
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
2
Buildings
4
Lot
3.35 ac
Current owner
From public records · entity-resolved
Forest Vale LLP
Entity
Mailing address
1535 MASON ML RD NE, ATLANTA, GA 30329-4124
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 25, 2011
$2,000,000
Forest Vale LLP
Cocke,w Byron
Grant Deed
$3,000,000 · 4271734 Canada INC
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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