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Property profile & analytics
OFF-MARKET
Estimated value
$4,560,000
Office buildings
1061 Clf Dawson Rd Watkinsville, GA 30677-1976
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US22-0965849
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2005
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
12,064 SF
Lot
2.55 ac (111,078 SF)
Zoning code
O-I-P
APN
C-02AH001
UPID
US22-0965849
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
-
Stadion Money Management Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.27M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.80M
Blend (final)
Blend
$4.56M
Owner & transaction history
Plus Plus Capital 400 LLC · 4 yrs held
Plus Plus Capital 400 LLC
since 2022
Last sale
$4.8M
3 recorded transactions
Zoning & alternative use
O-I-P · Watkinsville, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$3.1M
+53.1%
Warehouse, storage
$3.0M
+45.5%
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 Watkinsville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Watkinsville 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
$4,320,000
ML approach
$4,265,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$3,135,000
Change: +53% · Conversion: Easy
WAREHOUSE, STORAGE
$2,980,000
Change: +46% · Conversion: Difficult
Blend value · Realmo final
$4.56M
Range $4.10M – $5.02M · ±10% · vs last sale $4.83M (May 25 2022)
Last sale anchor
$4.83M
May 25 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
$378 / 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
$23,881
Tax year 2023
Assessed value
$1,113,129
Assessed 2023
Previous assessed
$1,113,129
+0.0% YoY
Effective rate
2.15%
On assessed value
Assessed land
$91,800
Assessed improvement
$1,021,329
Land market value
$229,500
Improvement market value
$2,553,322
Total market value
$2,782,822
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2005
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
2
Total area
12,064 SF
Lot
2.55 ac (111,078 SF)
Zoning code
O-I-P
APN
C-02AH001
UPID
US22-0965849
Jurisdiction
OCONEE
Zoning & alternative use
O-I-P · Watkinsville, GA
Zoning O-I-P · permitted uses
O-I-P · Watkinsville, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Watkinsville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING
Est. value
$3.1M
WAREHOUSE, STORAGE
Est. value
$3.0M
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
2005
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
2
Lot
2.55 ac
Current owner
From public records · entity-resolved
Plus Plus Capital 400 LLC
Entity
Mailing address
PO BOX 248, ATHENS, GA 30603-0248
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 25, 2022
$4,825,000
Plus Plus Capital 400 LLC
J Doherty Properties LLC
Warranty Deed
$3,523,190 · First American Bank And Trust
Apr 11, 2018
$3,400,000
J Doherty Properties LLC
Dtp Oconee Properties LLC
Grant Deed
$2,889,900 · Synovus Bk
—
—
Dtp Oconee Properties LLC
—
Deed Of Trust
related
$285,500 · American Trust Bank
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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