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Property profile & analytics
OFF-MARKET
Estimated value
$730,000
Office Spaces
117 Ml St Woodstock, GA 30188
Individually Owned
Free & Clear
Property ID
US22-1956459
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2004
Construction
STEEL FRAME
Total area
3,655 SF
Lot
0.27 ac (11,761 SF)
Zoning code
DT-CBD
APN
92N05 03902A
UPID
US22-1956459
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
$740k
Comparable Approach
Comparable
$570k
Blend (final)
Blend
$730k
Owner & transaction history
John W Springer
John W Springer
since 2025
4 recorded transactions
Zoning & alternative use
DT-CBD · Woodstock, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.2M
+13.0%
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 Woodstock submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Woodstock 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%
$805,000
6.5%
$740,000
7%
$690,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,030,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,160,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$730k
Range $657k – $803k · ±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
$200 / 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
$7,027
Tax year 2023
Assessed value
$242,362
Assessed 2023
Previous assessed
$242,362
+0.0% YoY
Effective rate
2.90%
On assessed value
Assessed land
$117,600
Assessed improvement
$124,762
Land market value
$294,000
Improvement market value
$311,904
Total market value
$605,904
Applied tax rate
7.0000
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 Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
2004
Construction
STEEL FRAME
Heating
YES
Cooling
YES
Stories
1
Total area
3,655 SF
Lot
0.27 ac (11,761 SF)
Zoning code
DT-CBD
APN
92N05 03902A
UPID
US22-1956459
Jurisdiction
CHEROKEE
Zoning & alternative use
DT-CBD · Woodstock, GA
Zoning DT-CBD · permitted uses
DT-CBD · Woodstock, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Woodstock. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
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
2004
Construction
STEEL FRAME
Heating
YES
Cooling
Yes
Stories
1
Lot
0.27 ac
Current owner
From public records · entity-resolved
John W Springer
Individual
Free & Clear · 0 yrs held
Mailing address
PO BOX 2397, WOODSTOCK, GA 30188-1379
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 8, 2025
—
John W Springer
Deborah M Long
Quitclaim Deed
related
—
Sep 5, 2025
—
Woodstock Mill Street LLC
John W Springer
Warranty Deed
$2,314,000 · Seacoast National Bank
Sep 25, 2023
$1,600,000
Dmc Towne Lake LLC
Deborah M Long
Warranty Deed
$1,000,000 · Long Deborah M
Mar 19, 2021
—
Deborah G Long
—
Deed
related
$675,000 · Synovus 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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