1 Ronthor Dr Social Circle, GA 30025
Entity Owned
22-yr Hold
Absentee Owner
Free & Clear
Estimated value (blended)
$505k
Range $455k – $556k (±10%)
Implied cap rate
6.90%
In-place · NOI ÷ last sale
Property ID
US22-1110795
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1967
Construction
STEEL FRAME
Total area
2,660 SF
Lot
23.72 ac (1,033,243 SF)
Zoning code
LI WP2
APN
SC130-070
UPID
US22-1110795
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$505k
CAP Approach
CAP
$540k
Comparable Approach
Comparable
$463k
Blend (final)
Blend
$505k
Owner & transaction history
Zoning & alternative use
LI WP2 · Social Circle, GA
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 7 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$505k
Value range
$455k – $556k
±10% around blend
Estimated value / SF
$190 / SF
Confidence
High
7 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
70
$455k
blend $505k
$556k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,660 SF
Lot area
23.72 ac
Year built
1967
Stories
1
APN
SC130-070
Assessed value
$868,412
Annual tax
$31,401
3
Income approach: direct capitalization
Partial preview
Income approach indication
$540k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$585k
@ 6.5% CAP return
$540k
@ 7% CAP return
$500k
4
Sales comparison
Partial preview
Sales approach indication
$3.08M
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
9.3 mi away · 3,200 SF
9.3 mi away · 3,200 SF
12.9 mi away · 2,470 SF
17.9 mi away · 2,015 SF
21.3 mi away · 3,040 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$505k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 132 sales
$216
-12%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $190/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
Implied cap rate
6.90%
Implied, in-place cap rate for this office spaces
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 6.90%
9.0%
NOI (est.)
$61k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$881k
Move the market yield to see immediate price impact.
Value / SF
$331
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
6.40%6.90%7.40%
$55k
$855k
$793k
$739k
$61k
$950k
$881k
$821k
$67k
$1.04M
$969k
$904k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$650k
8.7 mi · Nov 2025 · $303/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$31,401
Tax year 2023
Assessed value
$868,412
Assessed 2023
Previous assessed
$868,412
+0.0% YoY
Effective rate
3.62%
On assessed value
Assessed land
$117,400
Assessed improvement
$751,012
Land market value
$293,500
Improvement market value
$1,877,530
Total market value
$2,171,030
Applied tax rate
2.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1967
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
CENTRAL
Buildings
4
Stories
1
Total area
2,660 SF
Lot
23.72 ac (1,033,243 SF)
Zoning code
LI WP2
APN
SC130-070
UPID
US22-1110795
Jurisdiction
WALTON
Zoning & alternative use
LI WP2 · Social Circle, GAZoning LI WP2 · permitted uses
LI WP2 · Social Circle, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1967
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
4
Lot
23.72 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
LI WP2
Jurisdiction
Social Circle, GA
Recorded code
LI WP2
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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