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Property profile & analytics
OFF-MARKET
Estimated value
$66,415,000
Garden apartment buildings
Windy Hl Rd Smyrna, GA 30080
Entity Owned
10-yr Hold
Absentee Owner
Free & Clear
Property ID
US22-3787990
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2015
Total area
357,031 SF
Lot
10.69 ac (465,775 SF)
Zoning code
MU
APN
17044700080
UPID
US22-3787990
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
$73.79M
Comparable Approach
Comparable
$79.71M
Blend (final)
Blend
$66.42M
Owner & transaction history
Belmont Rec LLC · 10 yrs held
Belmont Rec LLC
since 2016
1 recorded transaction
Zoning & alternative use
MU · Smyrna, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The MU district is established to provide locations for planned and mixed use development of commercial, office and residential uses. This is intended to encourage compatible mixed uses within the boundaries of properties delineated within or on the edge of a central business district, mixed use, community activity center or regional activity center as defin…
Zone name
Mixed Use
General category
MIXED_USE
Zone area
230.89 ac
Source
Realmo
Top alternative use upside
Medical building
$87.7M
+38.4%
Retail stores
$82.5M
+30.3%
Auto repair, garage
$71.1M
+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%
$79,940,000
6.5%
$73,790,000
7%
$68,520,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$63,360,000
Current use
MEDICAL BUILDING
$87,695,000
Change: +38% · Conversion: Moderate
RETAIL STORES
$82,545,000
Change: +30% · Conversion: Difficult
AUTO REPAIR, GARAGE
$71,055,000
Change: +12% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$69,955,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$66.42M
Range $59.77M – $73.06M · ±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
$186 / 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
$684,432
Tax year 2024
Assessed value
$25,200,000
Assessed 2024
Previous assessed
$27,425,520
-8.1% YoY
Effective rate
2.72%
On assessed value
Assessed land
$2,247,780
Assessed improvement
$22,952,220
Land market value
$5,619,450
Improvement market value
$57,380,550
Total market value
$63,000,000
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
2015
Heating
NONE
Buildings
4
Units
274
Total area
357,031 SF
Lot
10.69 ac (465,775 SF)
Zoning code
MU
APN
17044700080
UPID
US22-3787990
Jurisdiction
COBB
Zoning & alternative use
MU · Smyrna, GAZoning MU · permitted uses
MU · Smyrna, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The MU district is established to provide locations for planned and mixed use development of commercial, office and residential uses. This is intended to encourage compatible mixed uses within the boundaries of properties delineated within or on the edge of a central business district, mixed use, community activity center or regional activity center as defined and shown on the most recently adopted version of the City of Smyrna Comprehensive Plan
Zone name
Mixed Use
General category
MIXED_USE
Zone area
230.89 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$63.4M
MEDICAL BUILDING
Est. value
$87.7M
RETAIL STORES
Est. value
$82.5M
AUTO REPAIR, GARAGE
Est. value
$71.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$70.0M
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
2015
Heating
NONE
Buildings
4
Units
274
Lot
10.69 ac
Current owner
From public records · entity-resolved
Belmont Rec LLC
Entity
Free & Clear · 10 yrs held
Mailing address
933 S HIGH ST, WEST CHESTER, PA 19382-5400
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
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
Jul 21, 2016
$57,272,000
Belmont Rec LLC
Alta Belmont Hills LLC
Grant Deed
related
—
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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