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Property profile & analytics
OFF-MARKET
Estimated value
$35,220,000
Garden apartment buildings
970 Windy Hl SE Rd Smyrna, GA 30080-2014
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US22-4351383
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1965
Total area
204,595 SF
Lot
15.88 ac (691,733 SF)
Zoning code
RM-12
APN
17044700040
UPID
US22-4351383
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
-
Fifeco Property Management Property Management Company
-
The Greens at Windy Hill Property Management Company Apartment Complex
-
G.I.K Mobile Auto Repairs Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$42.29M
Comparable Approach
Comparable
$41.52M
Blend (final)
Blend
$35.22M
Owner & transaction history
Gmf 19 Ga I LLC · 6 yrs held
Gmf 19 Ga I LLC
since 2019
7 recorded transactions
Zoning & alternative use
RM-12 · Smyrna, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The RM-12 district is comprised primarily of existing medium density residential areas of the city and suitable vacant or open areas where similar residential development appears likely to occur. The intent in establishing the RM12 district, is to preserve and protect existing residential development and to encourage similar and complementary type residentia…
Zone name
Multifamily Residential
General category
RESIDENTIAL
Zone area
691.27 ac
Source
Realmo
Top alternative use upside
Medical building
$50.3M
+38.4%
Retail stores
$47.3M
+30.3%
Auto repair, garage
$40.7M
+12.1%
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 Smyrna submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Smyrna 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%
$45,810,000
6.5%
$42,285,000
7%
$39,265,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$36,305,000
Current use
MEDICAL BUILDING
$50,255,000
Change: +38% · Conversion: Moderate
RETAIL STORES
$47,300,000
Change: +30% · Conversion: Difficult
AUTO REPAIR, GARAGE
$40,715,000
Change: +12% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$40,090,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$35.22M
Range $31.70M – $38.74M · ±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
$172 / 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
$326,789
Tax year 2024
Assessed value
$12,032,000
Assessed 2024
Previous assessed
$12,838,840
-6.3% YoY
Effective rate
2.72%
On assessed value
Assessed land
$2,877,608
Assessed improvement
$9,154,392
Land market value
$7,194,020
Improvement market value
$22,885,980
Total market value
$30,080,000
Applied tax rate
6.0000
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
1965
Heating
NONE
Buildings
8
Units
187
Total area
204,595 SF
Lot
15.88 ac (691,733 SF)
Zoning code
RM-12
APN
17044700040
UPID
US22-4351383
Jurisdiction
COBB
Zoning & alternative use
RM-12 · Smyrna, GAZoning RM-12 · permitted uses
RM-12 · Smyrna, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The RM-12 district is comprised primarily of existing medium density residential areas of the city and suitable vacant or open areas where similar residential development appears likely to occur. The intent in establishing the RM12 district, is to preserve and protect existing residential development and to encourage similar and complementary type residential development together with associated recreational, religious and educational facilities
Zone name
Multifamily Residential
General category
RESIDENTIAL
Zone area
691.27 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$36.3M
MEDICAL BUILDING
Est. value
$50.3M
RETAIL STORES
Est. value
$47.3M
AUTO REPAIR, GARAGE
Est. value
$40.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$40.1M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1965
Heating
NONE
Buildings
8
Units
187
Lot
15.88 ac
Current owner
From public records · entity-resolved
Gmf 19 Ga I LLC
Entity
Mailing address
822 1ST N STE #310, PONTE VEDRA BEACH, FL 32082-8209
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
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
Nov 18, 2019
—
Gmf 19 Ga I LLC
Windy Hill Equitie LLC
Quit Claim Deed
related
—
Nov 18, 2019
$23,550,000
Greens At Windy Hill Apts LLC
Ss Greens At Windy Hill Equi
Grant Deed
related
$15,931,000 · Newmark Knight Frank
Jun 7, 2016
$13,000,000
Ss Greens Of Windy Hill Equities
Greens Marietta LLC
Grant Deed
related
$9,750,000 · Cbre Cap Markets
Oct 21, 2014
—
Greens Marietta LLC
Atlantic Cap Bk
Quit Claim Deed
related
—
May 4, 2010
$7,750,000
Home Loans Mtg Coprp Federal
Federal Home Loan Mtg Corp
Grant Deed
related
—
Apr 18, 2006
$10,400,000
Fifeco Cap Fund LLC
Greens Windy Hill
Grant Deed
related
—
—
—
Greens Marietta LLC
—
Deed Of Trust
related
$6,700,000 · Private Lender
—
—
Greens Marietta LLC
—
Deed Of Trust
related
$8,125,000 · Walker & Dunlop
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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