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Property profile & analytics
OFF-MARKET
Estimated value
$10,725,000
Day care centers
1271 Harbins Rd Dacula, GA 30019-1926
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US22-4151044
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2006
Construction
WOOD
Total area
17,377 SF
Lot
8.29 ac (361,112 SF)
Zoning code
AA035
APN
5-298 -004
UPID
US22-4151044
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
-
Great Beginnings High School Daycare Center
-
Harbins Preparatory School High School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.17M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.73M
Owner & transaction history
Freeport Dacula Xv LLC · 3 yrs held
Freeport Dacula Xv LLC
since 2022
Last sale
$12.5M
7 recorded transactions
Zoning & alternative use
AA035 · Dacula, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
ARTICLE IV
Top alternative use upside
Restaurant
$10.4M
+153.0%
Apartment house (5+ units)
$8.0M
+95.1%
Auto repair, garage
$7.8M
+89.5%
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 Dacula submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Dacula 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
$13,470,000
ML approach
$9,165,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$10,370,000
Change: +153% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$7,995,000
Change: +95% · Conversion: Difficult
AUTO REPAIR, GARAGE
$7,765,000
Change: +89% · Conversion: Difficult
Blend value · Realmo final
$10.73M
Range $9.65M – $11.80M · ±10% · vs last sale $12.45M (Oct 20 2022)
Last sale anchor
$12.45M
Oct 20 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
$617 / 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
$170,118
Tax year 2023
Assessed value
$4,860,520
Assessed 2023
Previous assessed
$4,860,520
+0.0% YoY
Effective rate
3.50%
On assessed value
Assessed land
$297,680
Assessed improvement
$4,562,840
Land market value
$744,200
Improvement market value
$11,407,100
Total market value
$12,151,300
Applied tax rate
3.0000
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2006
Construction
WOOD
Heating
YES
Cooling
NONE
Buildings
3
Stories
1
Rooms
7
Bathrooms
1
Total area
17,377 SF
Lot
8.29 ac (361,112 SF)
Zoning code
AA035
APN
5-298 -004
UPID
US22-4151044
Jurisdiction
GWINNETT
Zoning & alternative use
AA035 · Dacula, GAZoning AA035 · permitted uses
AA035 · Dacula, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
ARTICLE IV
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$10.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$8.0M
AUTO REPAIR, GARAGE
Est. value
$7.8M
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
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
2006
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Buildings
3
Rooms
7
Bathrooms
1
Lot
8.29 ac
Current owner
From public records · entity-resolved
Freeport Dacula Xv LLC
Entity
Mailing address
401 E LAS OLAS BLVD STE #130, FORT LAUDERDALE, FL 33301-2477
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 20, 2022
$12,453,552
Freeport Dacula Xv LLC
Gbofd LLC
Limited Warranty Deed
$57,551,000 · City National Bank
Feb 15, 2022
—
Gbofd LLC
—
Deed
related
$2,000,000 · United States Of America
Sep 10, 2020
—
Gbofd LLC
—
Deed
related
$5,163,500 · Truist Bk
Mar 3, 2020
$10,000,000
Gbofd LLC
Dacula Design Group LLC
Grant Deed
$5,163,500 · Truist Bk
Mar 3, 2020
—
Gbofd LLC
Dacula Design Group LLC
Quit Claim Deed
related
$5,163,500 · Truist Bk
Feb 16, 2005
—
Dacula Design Group LLC
Hamilton Mill Partners LLC
Grant Deed
$1,919,237 · Buckhead Community Bank
Sep 30, 2004
$450,000
Hamilton Mill Partners LLC
Peevy,annie J
Grant Deed
—
—
—
Dacula Design Group LLC
—
Deed Of Trust
related
$1,815,000 · Buckhead Community Bank
—
—
Dacula Design Group LLC
—
Deed Of Trust
related
$2,282,249 · First Horizon Bank
—
—
Dacula Design Group LLC
—
Deed Of Trust
related
$1,115,000 · First Horizon Bank
—
—
Dacula Design Group LLC
—
Deed Of Trust
related
$371,327 · Buckhead Community Bank
—
—
Gbofd LLC
—
Deed Of Trust
related
$5,163,500 · Truist Bk
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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