Individually Owned Property summary
AI-generated overview
This charming, historic two-story office building, located at 106 Adamson Square in the heart of downtown Carrollton, Georgia, offers 7,500 square feet of executive office space. Built in 1850 and renovated in 2010, the property boasts twelve suites, with a minimum divisible space of 100 square feet and a maximum contiguous space of 2,000 square feet. Currently, 250 square feet are vacant and ready for immediate occupancy. The building sits on one acre of land and features 12-foot ceilings, providing ample space and natural light. Conveniently located, the property includes 50 parking spaces for tenants and their clients. While there are no elevators, the building's two stories are easily accessible. The property is served by single-phase power. Annual property taxes are $1 per square foot. This unique opportunity combines the charm of a historic building with the modern conveniences needed for a thriving business. Ideal for a variety of professional uses, this space offers a blend of historic character and modern functionality in a prime downtown Carrollton location. The property's zip code is 30117, and it is situated in Carroll County, Georgia.
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1892
Total area
5,640 SF
Lot
0.08 ac (3,485 SF)
Zoning code
C1
APN
C01-002-0003
UPID
US22-1145086
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Association / Organization
-
Church Mosque
-
(Bike/Boat/Book/etc) Store
-
Big Box & Wholesale Store Building Supply
-
Hardware & Home Improvement
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.68M
CAP Approach
CAP
$1.06M
Comparable Approach
Comparable
$1.30M
Blend (final)
Blend
$1.57M
Owner & transaction history
since 2021
Last sale
$1.5M
1 recorded transaction
Zoning & alternative use
C1 · Carrollton, GA
Top alternative use upside
Medical building
$2.4M
+157.0%
Retail stores
$950,000
+0.9%
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
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.
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.57M
Value range
$1.41M – $1.73M
±10% around blend
Estimated value / SF
$278 / SF
Confidence
Property data
88
Market benchmarks
100
Comparable evidence
60
$1.41M
blend $1.57M
$1.73M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,640 SF
Lot area
0.08 ac
Year built
1892
APN
C01-002-0003
Zoning
C1
Assessed value
$323,575
Annual tax
$9,445
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.06M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.14M
@ 6.5% CAP return
$1.06M
@ 7% CAP return
$980k
4
Sales comparison
Partial preview
Sales approach indication
$1.30M
Range $514k – $1.40M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.57M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 52 sales
$167
+67%
Submarket 55 sales
$162
+72%
County 84 sales
$174
+60%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $278/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+157%
vs current-use indication
Retail Stores
Commercial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional plan · 30 reports
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Overview
Implied cap rate
4.40%
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 · 4.40%
9.0%
NOI (est.)
$105k *
Last sale · Mar 2021
$1.50M
* 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$2.39M
Move the market yield to see immediate price impact.
Value / SF
$423
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
3.90%4.40%4.90%
$95k
$2.42M
$2.15M
$1.93M
$105k
$2.69M
$2.39M
$2.14M
$116k
$2.96M
$2.62M
$2.36M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$9,445
Tax year 2023
Assessed value
$323,575
Assessed 2023
Previous assessed
$323,575
+0.0% YoY
Effective rate
2.92%
On assessed value
Assessed land
$13,920
Assessed improvement
$309,655
Land market value
$34,800
Improvement market value
$774,137
Total market value
$808,937
Applied tax rate
10.0000
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
1892
Heating
CENTRAL
Cooling
CENTRAL
Total area
5,640 SF
Lot
0.08 ac (3,485 SF)
Zoning code
C1
APN
C01-002-0003
UPID
US22-1145086
Jurisdiction
CARROLL
Zoning & alternative use
C1 · Carrollton, GAZoning C1 · permitted uses
C1 · Carrollton, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1892
Heating
CENTRAL
Cooling
Yes
Lot
0.08 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C1
Jurisdiction
Carrollton, GA
Recorded code
C1
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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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