Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$3,490,000
Assisted living facilities
12730 Hwy 92 Woodstock, GA 30188-4214
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US22-0800352
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2014
Construction
STEEL FRAME
Total area
267,712 SF
Lot
5.77 ac (251,341 SF)
Zoning code
R-80
APN
15N24 149 B
UPID
US22-0800352
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.49M
Owner & transaction history
Merrill Gdns Of Woodstock LLC · 13 yrs held
Merrill Gdns Of Woodstock LLC
since 2013
7 recorded transactions
Zoning & alternative use
R-80 · Woodstock, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$13 / 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
$187,310
Tax year 2023
Assessed value
$6,460,760
Assessed 2023
Previous assessed
$6,460,760
+0.0% YoY
Effective rate
2.90%
On assessed value
Assessed land
$807,800
Assessed improvement
$5,652,960
Land market value
$2,019,500
Improvement market value
$14,132,400
Total market value
$16,151,900
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2014
Construction
STEEL FRAME
Heating
YES
Cooling
YES
Stories
3
Bathrooms
1
Total area
267,712 SF
Lot
5.77 ac (251,341 SF)
Zoning code
R-80
APN
15N24 149 B
UPID
US22-0800352
Jurisdiction
CHEROKEE
Zoning & alternative use
R-80 · Woodstock, GA
Zoning R-80 · permitted uses
R-80 · 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.
Building & site characteristics
From public records
Year built
2014
Construction
STEEL FRAME
Heating
YES
Cooling
Yes
Stories
3
Bathrooms
1
Lot
5.77 ac
Current owner
From public records · entity-resolved
Merrill Gdns Of Woodstock LLC
Entity
Mailing address
PO BOX 92129, SOUTHLAKE, TX 76092-0102
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 29, 2018
—
Merrill Gardens At Woodstock L
—
Deed
related
—
May 27, 2016
—
Merrill Gardens At Woodstock L
—
Deed
related
—
May 30, 2013
$470,000
Merrill Gdns Of Woodstock LLC
Smith,rachel M
Warranty Deed
—
Jul 8, 2011
—
Rachel M Smith
Smith,o W
Quit Claim Deed
related
—
Jan 31, 2008
—
Smith O W
Owner Name Unavailable
Quit Claim Deed
related
—
—
—
O W Smith
—
Deed Of Trust
related
$191,245 · Bank Of Woodstock
—
—
O W Smith
—
Deed Of Trust
related
$169,089 · Bank Of Woodstock
—
—
Merrill Gardens At Woodstock L
—
Loan Modification
related
—
—
—
Merrill Gardens At Woodstock L
—
Loan Modification
related
—
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 12730 Hwy 92?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
