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Property profile & analytics
OFF-MARKET
Estimated value
$915,000
Office buildings
1000 Iris SW Dr Conyers, GA 30094-6632
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US22-0524836
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1978
Construction
WOOD
Total area
2,052 SF
Lot
1.28 ac (55,757 SF)
Zoning code
HSB
APN
C11-0-01-001C
UPID
US22-0524836
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
-
Seek & Smile Dentistry Dental Office
-
Richard Wright American Family Insurance Insurance Agency
-
Attorney Reed Edmondson Jr. Law Firm
-
FULL HOUSE MAINTENANCE AND REPAIR LLC General Contractor
-
Superb Auto Sales Car Dealership
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$930k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$915k
Owner & transaction history
Tnf Investing LLC · 3 yrs held
Tnf Investing LLC
since 2022
Last sale
$900,000
2 recorded transactions
Zoning & alternative use
HSB · Conyers, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$655,000
+168.8%
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 Conyers submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Conyers 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
$925,000
ML approach
$930,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$655,000
Change: +169% · Conversion: Easy
Blend value · Realmo final
$915k
Range $824k – $1.01M · ±10% · vs last sale $900k (Aug 29 2022)
Last sale anchor
$900k
Aug 29 2022
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
$446 / 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
$18,632
Tax year 2023
Assessed value
$333,880
Assessed 2023
Previous assessed
$333,880
+0.0% YoY
Effective rate
5.58%
On assessed value
Assessed land
$107,040
Assessed improvement
$226,840
Land market value
$267,600
Improvement market value
$567,100
Total market value
$834,700
Applied tax rate
2.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1978
Construction
WOOD
Heating
ELECTRIC
Cooling
EVAPORATIVE
Buildings
2
Stories
1
Total area
2,052 SF
Lot
1.28 ac (55,757 SF)
Zoning code
HSB
APN
C11-0-01-001C
UPID
US22-0524836
Jurisdiction
ROCKDALE
Zoning & alternative use
HSB · Conyers, GA
Zoning HSB · permitted uses
HSB · Conyers, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Conyers. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$655,000
COMMERCIAL (GENERAL)
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
1978
Construction
WOOD
Heating
ELECTRIC
Cooling
Yes
Stories
1
Buildings
2
Lot
1.28 ac
Current owner
From public records · entity-resolved
Tnf Investing LLC
Entity
Mailing address
14255 MORNING MTN WAY, ALPHARETTA, GA 30004-3289
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 29, 2022
$900,000
Tnf Investing LLC
Higginbotham Lake House LLC
Warranty Deed
$724,000 · Bank Of Madison County
Jan 14, 2019
—
Higginbotham Land House LLC
Higginbotham Harriett C
Quit Claim 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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