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Property profile & analytics
OFF-MARKET
Estimated value
$875,000
Outlet malls
103 Pamela Dr Macon, GA 31217
Entity Owned
10-yr Hold
Free & Clear
Property ID
US22-3993553
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2015
Construction
STEEL FRAME
Total area
9,020 SF
Lot
1.89 ac (82,328 SF)
Zoning code
2
APN
M05 00 081B
UPID
US22-3993553
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
by Request
Comparable Approach
Comparable
$939k
Blend (final)
Blend
$875k
Owner & transaction history
Vanguard Group LLC · 10 yrs held
Vanguard Group LLC
since 2016
1 recorded transaction
Zoning & alternative use
2 · Macon, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.4M
+81.9%
Medical building
$1.2M
+45.4%
Commercial (general)
$870,000
+9.3%
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 Macon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Macon 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$795,000
Current use
RESTAURANT
$1,445,000
Change: +82% · Conversion: Easy
MEDICAL BUILDING
$1,155,000
Change: +45% · Conversion: Difficult
COMMERCIAL (GENERAL)
$870,000
Change: +9% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$755,000
Change: -5% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$685,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$875k
Range $788k – $963k · ±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
$97 / 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
$10,095
Tax year 2023
Assessed value
$281,015
Assessed 2023
Previous assessed
$272,485
+3.1% YoY
Effective rate
3.59%
On assessed value
Assessed land
$30,240
Assessed improvement
$250,775
Land market value
$75,600
Improvement market value
$626,938
Total market value
$702,538
Applied tax rate
1.0000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
2015
Construction
STEEL FRAME
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
9,020 SF
Lot
1.89 ac (82,328 SF)
Zoning code
2
APN
M05 00 081B
UPID
US22-3993553
Jurisdiction
JONES
Zoning & alternative use
2 · Macon, GA
Zoning 2 · permitted uses
2 · Macon, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Macon. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$795,000
RESTAURANT
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$870,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$755,000
INDUSTRIAL (GENERAL)
Est. value
$685,000
RETAIL STORES Current
RESTAURANT
MEDICAL BUILDING
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
INDUSTRIAL (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
2015
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.89 ac
Current owner
From public records · entity-resolved
Vanguard Group LLC
Entity
Free & Clear · 10 yrs held
Mailing address
144 ALLEN BLVD, FARMINGDALE, NY 11735-5644
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
Feb 26, 2016
$1,289,600
Vanguard Group LLC
Sw Jones County LLC
Grant Deed
—
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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