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Property profile & analytics
OFF-MARKET
Estimated value
$1,200,000
Specialty properties
123 Watson Dr Dallas, GA 30132-3704
Entity Owned
1-yr Hold
Free & Clear
Property ID
US22-1722835
Property summary
AI-generated overview
This exceptional special-purpose property, located at 123 Watson Dr, Dallas, GA 30132, presents a unique investment opportunity. The fully furnished funeral home boasts 10,468 square feet of well-maintained space, originally constructed in 1969 and extensively renovated in 2018. Situated in Paulding County, this established business enjoys a prime location within the Dallas community. The property's substantial size offers ample room for various funeral services and related operations. The 2018 renovation ensures modern amenities and functionality, minimizing the need for immediate capital expenditures. The asking price is $1,500,000. This turnkey operation is ready for immediate use, offering a strong foundation for continued success. Serious inquiries only; please do not disturb the current tenant. The property is classified as a Religious/Church subtype within the Special Purpose property type. Geographic coordinates are 33.92602532750814 latitude and -84.84008692084953 longitude.
Property profile
Verified
Property type
Specialty properties
Use group
FUNERAL HOME
Year built
1969
Total area
10,468 SF
Lot
2.16 ac (94,090 SF)
Zoning code
R1-0
APN
116.3.4.010.0000
UPID
US22-1722835
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
-
Jeff Eberhart Funeral Home Inc Social Service Agency
-
F. L. Sims Funerals & Cremations Dallas Social Service Agency
-
Parkers Lawnmower Electronics & Wireless Store
-
Carrie Hicks Foundation Real Estate Services Real Estate Agency
-
Living Hope Assembly Church
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.20M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.20M
Owner & transaction history
Grace Baptist Church Of Mableton In · 1 yrs held
Grace Baptist Church Of Mableton In
since 2024
Last sale
$1.2M
3 recorded transactions
Zoning & alternative use
R1-0 · Dallas, GA
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 Dallas submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Dallas 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
$1,200,000
ML approach
$1,200,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,525,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$1,445,000
Change: 0% · Conversion: Difficult
RETAIL STORES
$1,095,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,045,000
Change: 0% · Conversion: Difficult
MEDICAL BUILDING
$965,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$745,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$1.20M
Range $1.08M – $1.32M · ±10% · vs last sale $1.20M (Dec 31 2024)
Last sale anchor
$1.20M
Dec 31 2024
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
$115 / 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
$8,432
Tax year 2023
Assessed value
$278,832
Assessed 2023
Previous assessed
$216,952
+28.5% YoY
Effective rate
3.02%
On assessed value
Assessed land
$60,480
Assessed improvement
$218,352
Land market value
$151,200
Improvement market value
$545,880
Total market value
$697,080
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
Specialty properties
Use group
FUNERAL HOME
Status
Off-Market
Year built
1969
Heating
YES
Cooling
AC.PACKAGE
Stories
1
Bathrooms
2
Total area
10,468 SF
Lot
2.16 ac (94,090 SF)
Zoning code
R1-0
APN
116.3.4.010.0000
UPID
US22-1722835
Jurisdiction
PAULDING
Zoning & alternative use
R1-0 · Dallas, GAZoning R1-0 · permitted uses
R1-0 · Dallas, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
UNIFIED DEVELOPMENT CODE
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.4M
RETAIL STORES
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$965,000
AUTO REPAIR, GARAGE
Est. value
$745,000
RESTAURANT
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1969
Heating
YES
Cooling
Yes
Stories
1
Bathrooms
2
Lot
2.16 ac
Current owner
From public records · entity-resolved
Grace Baptist Church Of Mableton In
Entity
Free & Clear · 1 yrs held
Mailing address
123 WATSON DR, DALLAS, GA 30132-3704
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
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
Dec 31, 2024
$1,200,000
Grace Baptist Church Of Mableton In
Fl Sims Investments LLC
Deed
—
Dec 4, 2023
$850,000
Fl Sims Investments LLC
Harry Randall Arrowood
Warranty Deed
$650,000 · Shri
Sep 26, 2023
$150,000
Harry Randall Arrowood
Laurtney LLC
Warranty 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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