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Property profile & analytics
OFF-MARKET
Estimated value
$61,575,000
Garden apartment buildings
6550 Halcyon Way Alpharetta, GA 30005-2335
Entity Owned
4-yr Hold
Free & Clear
Property ID
US22-3930455
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2019
Total area
201,664 SF
Lot
2.12 ac (92,347 SF)
Zoning code
MP
APN
043 091
UPID
US22-3930455
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
$41.68M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$61.58M
Owner & transaction history
Clpf Halcyon Village LLC · 4 yrs held
Clpf Halcyon Village LLC
since 2022
Last sale
$69.0M
1 recorded transaction
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
$66,615,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$45,155,000
6.5%
$41,680,000
7%
$38,700,000
Blend value · Realmo final
$61.58M
Range $55.42M – $67.73M · ±10% · vs last sale $69.00M (Feb 3 2022)
Last sale anchor
$69.00M
Feb 3 2022
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
$305 / 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
$511,614
Tax year 2024
Assessed value
$20,863,485
Assessed 2024
Previous assessed
$20,863,485
+0.0% YoY
Effective rate
2.45%
On assessed value
Assessed land
$678,400
Assessed improvement
$20,185,085
Land market value
$1,696,000
Improvement market value
$50,462,713
Total market value
$52,158,713
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
Total area
201,664 SF
Lot
2.12 ac (92,347 SF)
Zoning code
MP
APN
043 091
UPID
US22-3930455
Jurisdiction
FORSYTH
Zoning & alternative use
MP · Alpharetta, GAZoning MP · permitted uses
MP · Alpharetta, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
2019
Heating
NONE
Lot
2.12 ac
Current owner
From public records · entity-resolved
Clpf Halcyon Village LLC
Entity
Free & Clear · 4 yrs held
Mailing address
6550 HALCYON WAY, ALPHARETTA, GA 30005-2335
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
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
Feb 3, 2022
$69,000,000
Clpf Halcyon Village LLC
Mcfarland Aa Apartments LLC
Warranty Deed
—
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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