149 UNITS I DALLAS, GEORGIA I ATLANTA MSA
PREMIER “SINGLE-STORY” ACTIVE ADULT 55+ APARTMENT COMMUNITY
INVESTMENT SUMMARY
Executive Summary
Berkadia is pleased to exclusively present Hardy Springs, a trophy Class A+ single-story active adult 55+ apartment community situated on more than 31 acres in one of Northwest Atlanta’s most desirable and rapidly growing submarkets. Built in 2022, the Property offers a highly differentiated, low-density site plan with attached single- or double-car garages for every residence and a best-in-class amenity package including a 2.5 acre fishing pond, pickleball, bocce with putting green, fitness center, and gated access—features rarely replicated in competing communities. Located within minutes of over 4.5 million square feet of retail, major healthcare infrastructure, and a wide range of outdoor and lifestyle destinations, Hardy Springs offers exceptional convenience for the 55+ renter by choice. As a stabilized asset with demonstrated operating performance, the Property has achieved strong rent growth and resident retention while still offering meaningful rental upside, with rents approximately $480+ below top like-kind competitors on average. Supported by a fast-growing, affluent 55+ demographic, favorable Northwest Atlanta population and employment trends, and a limited competitive set of true single-story active adult product, Hardy Springs represents a rare opportunity to acquire an institutionally scaled asset with durable cash flow and compelling long-term growth potential.
INVESTMENT HIGHLIGHTS
TROPHY CLASS A+ SINGLE-STORY ACTIVE ADULT COMMUNITY
- Differentiated single-story units in low density setting with attached single- or double-car garages for every residence
- Best-in-class amenity package includes a 2.5-acre fishing pond with covered dock, outdoor covered pavilion with grilling station, pickleball, bocce, fitness center, and gated access
OUTSTANDING OPERATING PERFORMANCE WITH SIGNIFICANT RENTAL UPSIDE
- Strong Organic Momentum with recent leases up 3%+ over RR, and 14% Average effective over last three years
- Rental Headroom with delta to top like-kind competitors of approximately $489
- Operations are supported by strong retention, a sticky resident base, and no 30+ day receivables
AFFLUENT, FAST-GROWING 55+ DEMAND BASE
- Paulding County’s 55+ population is 27% and projected to grow additional 13.5% by 2030
- Surrounding 55+ households feature strong incomes and home values, supporting renter-by-choice demand
- Demand is tied to durable demographic trends rather than solely apartment market cycles
SUPPLY-CONSTRAINED, DIFFERENTIATED PRODUCT IN A LIMITED COMPETITIVE SET
- True single-story 55+ active adult rental product remains rare in the Atlanta market
- Low-density design and direct-access garages create meaningful barriers to replication
- Differentiation supports pricing power versus conventional multifamily and traditional active adult formats
STRATEGICALLY POSITIONED IN A HIGH-CONVENIENCE NORTHWEST ATLANTA CORRIDOR
- Located within five minutes of 4.5M+ SF of retail and daily-needs amenities
- Proximate to Silver Comet Trail, parks, golf, and numerous lifestyle destinations
- Five minutes from Wellstar Paulding Hospital ($300M+ renovation underway)
STRONG NORTHWEST ATLANTA FUNDAMENTALS WITH MULTIPLE DEMAND DRIVERS
- West Cobb / East Paulding is projected to grow population by 12.7% over the next five years
- The submarket blends affluent, supply-constrained West Cobb with high-growth East Paulding
- Demand is supported by healthcare, education, advanced manufacturing, and regional connectivity
MARKET SNAPSHOT
West Cobb and East Paulding together form a balanced Northwest Atlanta submarket with approximately 1.0 million residents and projected 13.5% population growth over the next five years. West Cobb provides a mature, supply‑constrained, higher‑income base, while East Paulding contributes incremental growth through new development and relative affordability. The combined area offers stable demographics, rising incomes, and sustained housing demand.
MARKET BY THE NUMBERS
NORTHWEST ATLANTA
PAULDING COUNTY 2ND
FASTEST GROWING COUNTY IN GA
13.5%
TOTAL POPULATION GROWTH
PROJECTED OVER THE NEXT FIVE YEARS
$118K+
AVG HHI
$388K+
AVG HHV
NORTHWEST ATLANTA
Photo Gallery
Contact Us
Atlanta Office
Three Alliance Center
3550 Lenox Road, Suite 2600
Atlanta, GA 30326
INVESTMENT ADVISORS
Russ Hardy
Lead Advisor
Managing Director
404.422.0499
[email protected]
Paul Vetter
Senior Managing Director
404.964.9790
[email protected]
Andrew Mays
Senior Managing Director
404.445.1067
[email protected]
SENIORS HOUSING
Cody Tremper
Senior Managing Director
972.237.7358
[email protected]
Zach Garbers
Associate
310.208.3324
[email protected]
Brooks Minford
Senior Director
240.204.5120
[email protected]
MORTGAGE BANKING
John Bray
Senior Managing Director
404.654.2595
[email protected]
Richard Levine
Senior Managing Director
404.654.2590
[email protected]
Josh Finley
Managing Director
404.654.2594
[email protected]
705 CHARLES HARDY PKWY DALLAS, GA 30157
Berkadia®, a joint venture of Berkshire Hathaway and Jefferies Financial Group, is an industry leading commercial real estate company providing comprehensive capital solutions and investment sales advisory and research services for multifamily and commercial properties. Berkadia® is amongst the largest, highest rated and most respected primary, master and special servicers in the industry. This advertisement is not intended to solicit commercial mortgage company business in Nevada.
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