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Property profile & analytics
OFF-MARKET
Estimated value
$99,065,000
Garden apartment buildings
6500 Halcyon Way Alpharetta, GA 30005-2331
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US22-3924626
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2019
Total area
666,655 SF
Lot
4 ac (174,240 SF)
Zoning code
MP
APN
043 092
UPID
US22-3924626
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
$137.79M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$99.07M
Owner & transaction history
Gt Rp Halcyon LLC · 5 yrs held
Gt Rp Halcyon LLC
since 2021
Last sale
$103.5M
2 recorded transactions
Zoning & alternative use
MP · Alpharetta, 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 Alpharetta submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Alpharetta 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
$107,095,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$149,265,000
6.5%
$137,785,000
7%
$127,940,000
Blend value · Realmo final
$99.07M
Range $89.16M – $108.97M · ±10% · vs last sale $103.50M (Apr 9 2021)
Last sale anchor
$103.50M
Apr 9 2021
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
$149 / 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
$709,325
Tax year 2024
Assessed value
$34,030,676
Assessed 2024
Previous assessed
$25,200,000
+35.0% YoY
Effective rate
2.08%
On assessed value
Assessed land
$960,000
Assessed improvement
$33,070,676
Land market value
$2,400,000
Improvement market value
$82,676,689
Total market value
$85,076,689
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
2019
Heating
NONE
Buildings
2
Total area
666,655 SF
Lot
4 ac (174,240 SF)
Zoning code
MP
APN
043 092
UPID
US22-3924626
Jurisdiction
FORSYTH
Zoning & alternative use
MP · Alpharetta, GA
Zoning MP · permitted uses
MP · Alpharetta, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alpharetta. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2019
Heating
NONE
Buildings
2
Lot
4 ac
Current owner
From public records · entity-resolved
Gt Rp Halcyon LLC
Entity
Mailing address
900 N MICHIGAN AVE STE #1900, CHICAGO, IL 60611-6536
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 9, 2021
$2,122,505
Gt Rp Halcyon LLC
Crp Grep Elan Mcfarland Owner LLC
Warranty Deed
$61,138,945 · Us Bank
Mar 5, 2021
—
Wsre Cp Hc Investors LLC
—
Deed
related
$52,400,000 · Wells Fargo
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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