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Property profile & analytics
OFF-MARKET
Estimated value
$11,665,000
Garden apartment buildings
6250 Hillandale Dr Lithonia, GA 30058-4760
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US22-0511718
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1972
Total area
6,336 SF
Lot
18.8 ac (818,928 SF)
Zoning code
RM100
APN
16 105 01 016
UPID
US22-0511718
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
-
Windward Forest Apartment Complex Condominium Complex
-
Jessy Self Storage Unit Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.48M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.60M
Blend (final)
Blend
$11.67M
Owner & transaction history
Windard Forest 2020 LLC · 5 yrs held
Windard Forest 2020 LLC
since 2020
Last sale
$12.5M
7 recorded transactions
Zoning & alternative use
RM100 · Lithonia, 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 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
$13,190,000
ML approach
$11,475,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$11.67M
Range $10.50M – $12.83M · ±10% · vs last sale $12.53M (Sep 29 2020)
Last sale anchor
$12.53M
Sep 29 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
$1,841 / 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
$236,737
Tax year 2024
Assessed value
$13,089,040
Assessed 2024
Previous assessed
$9,891,480
+32.3% YoY
Effective rate
1.81%
On assessed value
Assessed land
$506,000
Assessed improvement
$12,583,040
Land market value
$1,265,000
Improvement market value
$31,457,600
Total market value
$32,722,600
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
1972
Heating
NONE
Cooling
YES
Buildings
38
Stories
2
Units
216
Total area
6,336 SF
Lot
18.8 ac (818,928 SF)
Zoning code
RM100
APN
16 105 01 016
UPID
US22-0511718
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.
Building & site characteristics
From public records
Year built
1972
Heating
NONE
Cooling
Yes
Stories
2
Buildings
38
Units
216
Lot
18.8 ac
Current owner
From public records · entity-resolved
Windard Forest 2020 LLC
Entity
Mailing address
PO BOX 216, LAKEWOOD, NJ 08701-0216
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 29, 2020
$16,650,000
Windard Forest 2020 LLC
Windward Forest Investors LLC
Grant Deed
related
$12,657,000 · Newmark Knight Frank
Sep 25, 2018
$12,528,000
Windward Forest Investors LLC
Wiregrass Multifamily 1 LLC
Grant Deed
$11,410,000 · Other Institutional Lenders
Sep 30, 2011
$1,480,000
Wiregrass Multifamily 1 LLC
Tritex Real Ests Advisors INC
Grant Deed
—
Nov 3, 2009
—
Real Estate Advisors In Tritex
Fannie,mae
Grant Deed
related
—
—
—
Wiregrass Multifamily 1 LLC
—
Deed Of Trust
related
$550,032 · Private Bank
—
—
Wiregrass Multifamily 1 LLC
—
Loan Modification
related
$2,799,837 · Private Bk/buckhead
—
—
Wiregrass Multifamily 1 LLC
—
Loan Modification
related
$2,689,868 · Private Bk/buckhead
—
—
Wiregrass Multifamily 1 LLC
—
Loan Modification
related
$2,584,895 · Private Bk/buckhead
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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