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Property profile & analytics
OFF-MARKET
Estimated value
$4,165,000
Strip malls
1260 Mars Hl Rd Watkinsville, GA 30677-4943
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US22-1294769
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2005
Construction
STEEL FRAME
Total area
25,506 SF
Lot
3.82 ac (166,399 SF)
Zoning code
B-1
APN
C-02AE002
UPID
US22-1294769
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
-
BenchMark Physical Therapy Medical Clinic
-
247 Tan Oconee Tanning Salon
-
Athens Health & Fitness Watkinsville Gym & Fitness Center
-
Fully Loaded Pizza Co. Restaurant
-
Manders Crossing Shopping Center & Mall
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.11M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.92M
Blend (final)
Blend
$4.17M
Owner & transaction history
Vad Oconee LLC · 2 yrs held
Vad Oconee LLC
since 2023
Last sale
$4.2M
7 recorded transactions
Zoning & alternative use
B-1 · Watkinsville, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$4.6M
+4.2%
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
$4,155,000
ML approach
$4,105,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$4,380,000
Current use
OFFICE BUILDING
$4,565,000
Change: +4% · Conversion: Moderate
Blend value · Realmo final
$4.17M
Range $3.75M – $4.58M · ±10% · vs last sale $4.20M (Dec 19 2023)
Last sale anchor
$4.20M
Dec 19 2023
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
$163 / 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
$18,727
Tax year 2023
Assessed value
$872,889
Assessed 2023
Previous assessed
$872,889
+0.0% YoY
Effective rate
2.15%
On assessed value
Assessed land
$183,971
Assessed improvement
$688,918
Land market value
$459,928
Improvement market value
$1,722,296
Total market value
$2,182,224
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2005
Construction
STEEL FRAME
Heating
NONE
Stories
1
Total area
25,506 SF
Lot
3.82 ac (166,399 SF)
Zoning code
B-1
APN
C-02AE002
UPID
US22-1294769
Jurisdiction
OCONEE
Zoning & alternative use
B-1 · Watkinsville, GA
Zoning B-1 · permitted uses
B-1 · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$4.4M
OFFICE BUILDING
Est. value
$4.6M
NEIGHBORHOOD: SHOPPING CENTER Current
OFFICE BUILDING
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
STEEL FRAME
Heating
NONE
Stories
1
Lot
3.82 ac
Current owner
From public records · entity-resolved
Vad Oconee LLC
Entity
Mailing address
1260 MARS HL RD, WATKINSVILLE, GA 30677-4943
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 19, 2023
$4,195,000
Vad Oconee LLC
Gf Mars Hill LLC
Warranty Deed
—
Oct 13, 2022
—
Gf Mars Hill LLC
—
Deed
related
$1,011,110 · Banksouth
Jul 21, 2017
—
Mars Hill LLC
—
Deed
related
$612,375 · Banksouth-watkinsville
Nov 26, 2014
$1,275,000
Gf Mars Hill LLC
Rref Snv-ga Mhig LLC
Grant Deed
—
Nov 26, 2014
—
Gf Mars Hill LLC
Rref Snv-ga Mhig LLC
Quit Claim Deed
related
$1,052,221 · Banksouth-watkinsville
Sep 8, 2011
$2,100,000
Rref Snv-ga Mhig LLC
Mars Hill Investment Group LLC
Trustees Deed
—
—
—
Mars Hill LLC
—
Loan Modification
related
$612,375 · Banksouth-watkinsville
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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