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Property profile & analytics
OFF-MARKET
Estimated value
$70,580,000
Garden apartment buildings
8600 Roberts Dr, Sandy Springs, GA 30350-2214
Entity Owned
4-yr Hold
Property ID
US22-1471703
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1984
Construction
WOOD
Total area
42,552 SF
Lot
27 ac (1,176,120 SF)
Zoning code
ACOND
APN
06 0364 LL0511
UPID
US22-1471703
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
by Request
Comparable Approach
Comparable
$46.65M
Blend (final)
Blend
$70.58M
Owner & transaction history
Mcref Pdw LLC · 4 yrs held
Mcref Pdw LLC
since 2021
Last sale
$80.5M
7 recorded transactions
Zoning & alternative use
ACOND · Sandy Springs, 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 Sandy Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sandy Springs 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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$70.58M
Range $63.52M – $77.64M · ±10% · vs last sale $80.50M (Dec 10 2021)
Last sale anchor
$80.50M
Dec 10 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
$1,659 / 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
$834,959
Tax year 2023
Assessed value
$29,581,200
Assessed 2023
Previous assessed
$16,340,000
+81.0% YoY
Effective rate
2.82%
On assessed value
Assessed land
$2,416,000
Assessed improvement
$27,165,200
Land market value
$6,040,000
Improvement market value
$67,913,000
Total market value
$73,953,000
Applied tax rate
59.0000
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
1984
Construction
WOOD
Heating
YES
Cooling
YES
Buildings
8
Stories
1
Units
10
Bathrooms
6
Total area
42,552 SF
Lot
27 ac (1,176,120 SF)
Zoning code
ACOND
APN
06 0364 LL0511
UPID
US22-1471703
Jurisdiction
FULTON
Zoning & alternative use
ACOND · Sandy Springs, GA
Zoning ACOND · permitted uses
ACOND · Sandy Springs, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sandy Springs. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1984
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Buildings
8
Units
10
Bathrooms
6
Lot
27 ac
Current owner
From public records · entity-resolved
Mcref Pdw LLC
Entity
Mailing address
1 N WACKER DR STE #2400, CHICAGO, IL 60606-2866
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 10, 2021
$80,500,000
Mcref Pdw LLC
Mcref Dunwoody Preserve LLC
Warranty Deed
$61,500,000 · Kref Capital
Feb 1, 2019
$43,000,000
Mcref Dunwoody Preserve LLC
Redwood Dunwoody LLC
Grant Deed
$29,715,000 · Cbre Cap Markets
Jul 8, 2013
—
Redwood Dunwoody LLC
Preserve At Dunwoody LLC
Quit Claim Deed
related
$20,550,000 · Wells Fargo Bk
Jul 8, 2013
$26,250,000
Redwood Dunwoody LLC
Preserve At Dunwoody LLC
Grant Deed
—
Aug 2, 2007
—
Preserve At Dunwoody LLC
Autumnbrook Partners
Quit Claim Deed
related
—
Aug 2, 2007
$10,518,900
Preserve At Dunwoody LLC
Autumnbrook Partners
Grant Deed
—
Jul 30, 2007
$23,200,000
Prserve At Dunwoody LLC
Autumnbrook,partners LP
Grant 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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