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Property profile & analytics
OFF-MARKET
Estimated value
$2,380,000
Outlet malls
1308 Browns Brg Rd Gainesville, GA 30501-6171
Individually Owned
20-yr Hold
Absentee Owner
Free & Clear
Property ID
US22-0057609
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2017
Total area
15,080 SF
Lot
1.56 ac (67,954 SF)
Zoning code
G-B
APN
00-124 -002-008
UPID
US22-0057609
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
-
O'Reilly Auto Parts Auto Parts Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.68M
Comparable Approach
Comparable
$2.88M
Blend (final)
Blend
$2.38M
Owner & transaction history
Mcneal,margaret Jean H · 20 yrs held
Mcneal,margaret Jean H
since 2005
1 recorded transaction
Zoning & alternative use
G-B · Gainesville, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$3.2M
+51.1%
Auto repair, garage
$2.9M
+34.8%
Commercial (general)
$2.5M
+15.5%
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 Gainesville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gainesville 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%
$2,900,000
6.5%
$2,675,000
7%
$2,485,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,130,000
Current use
MEDICAL BUILDING
$3,220,000
Change: +51% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,870,000
Change: +35% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,460,000
Change: +15% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$2,335,000
Change: +10% · Conversion: Moderate
OFFICE BUILDING
$2,150,000
Change: +1% · Conversion: Easy
Blend value · Realmo final
$2.38M
Range $2.14M – $2.62M · ±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
$158 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$28,115
Tax year 2024
Assessed value
$981,720
Assessed 2024
Previous assessed
$983,040
-0.1% YoY
Effective rate
2.86%
On assessed value
Assessed land
$391,400
Assessed improvement
$590,320
Land market value
$978,500
Improvement market value
$1,475,800
Total market value
$2,454,300
Applied tax rate
4.0000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
2017
Heating
NONE
Total area
15,080 SF
Lot
1.56 ac (67,954 SF)
Zoning code
G-B
APN
00-124 -002-008
UPID
US22-0057609
Jurisdiction
HALL
Zoning & alternative use
G-B · Gainesville, GA
Zoning G-B · permitted uses
G-B · Gainesville, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gainesville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.1M
MEDICAL BUILDING
Est. value
$3.2M
AUTO REPAIR, GARAGE
Est. value
$2.9M
COMMERCIAL (GENERAL)
Est. value
$2.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.3M
OFFICE BUILDING
Est. value
$2.2M
RETAIL STORES Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
2017
Heating
NONE
Lot
1.56 ac
Current owner
From public records · entity-resolved
Mcneal,margaret Jean H
Individual
Free & Clear · 20 yrs held
Mailing address
1318 BROWNS BRG RD, GAINESVILLE, GA 30501-6171
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 16, 2005
—
Mcneal,margaret Jean H
Hulsey,dewey Christopher & Sammie O
Grant Deed
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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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