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Property profile & analytics
OFF-MARKET
Estimated value
$2,540,000
Retail space
1012 Iris SW Dr Conyers, GA 30094-5932
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US22-1356457
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1976
Construction
STEEL FRAME
Total area
12,000 SF
Lot
1.2 ac (52,272 SF)
Zoning code
HSB
APN
C11-0-01-001B
UPID
US22-1356457
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
-
Rock City Cycles Motorcycle Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.91M
CAP Approach
CAP
$2.60M
Comparable Approach
Comparable
$2.58M
Blend (final)
Blend
$2.54M
Owner & transaction history
Renaissance Beta Investments LLC · 1 yrs held
Renaissance Beta Investments LLC
since 2025
Last sale
$2.5M
3 recorded transactions
Zoning & alternative use
HSB · Conyers, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.8M
+100.3%
Medical building
$2.2M
+15.3%
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
$2,855,000
ML approach
$2,905,000
CAP Approach
CAP Return
Estimation
6%
$2,815,000
6.5%
$2,595,000
7%
$2,410,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,915,000
Current use
COMMERCIAL (GENERAL)
$3,840,000
Change: +100% · Conversion: Easy
MEDICAL BUILDING
$2,210,000
Change: +15% · Conversion: Difficult
Blend value · Realmo final
$2.54M
Range $2.29M – $2.79M · ±10% · vs last sale $2.49M (Mar 25 2025)
Last sale anchor
$2.49M
Mar 25 2025
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
$212 / 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
$41,705
Tax year 2023
Assessed value
$753,640
Assessed 2023
Previous assessed
$753,640
+0.0% YoY
Effective rate
5.53%
On assessed value
Assessed land
$100,360
Assessed improvement
$653,280
Land market value
$250,900
Improvement market value
$1,633,200
Total market value
$1,884,100
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1976
Construction
STEEL FRAME
Heating
HEAT PUMP
Cooling
CENTRAL
Stories
1
Total area
12,000 SF
Lot
1.2 ac (52,272 SF)
Zoning code
HSB
APN
C11-0-01-001B
UPID
US22-1356457
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
RETAIL STORES Current
Est. value
$1.9M
COMMERCIAL (GENERAL)
Est. value
$3.8M
MEDICAL BUILDING
Est. value
$2.2M
RETAIL STORES Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
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
1976
Construction
STEEL FRAME
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Lot
1.2 ac
Current owner
From public records · entity-resolved
Renaissance Beta Investments LLC
Entity
Mailing address
611 HWY 74TH S STE #101, PEACHTREE CITY, GA 30269-3082
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 25, 2025
$2,492,950
Renaissance Beta Investments LLC
Dividend Iris Drive Partners LLC
Deed
$1,485,000 · Innovative Capital Advisors Agent
Jul 8, 2022
$2,200,000
Dividend Iris Drive Partners LLC
Rock City Cycles INC
Warranty Deed
$1,650,000 · United Community Bank
Sep 28, 2018
—
Rock City Cycles INC
Kolodkin Family LP
Quit Claim Deed
related
$1,110,000 · Heritage Bk
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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