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Property profile & analytics
OFF-MARKET
Estimated value
$2,710,000
Strip malls
135 Goshen Rd Rincon, GA 31326-5546
Entity Owned
5-yr Hold
Free & Clear
Property ID
US22-3424741
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2003
Construction
WOOD
Total area
50,458 SF
Lot
2.19 ac (95,396 SF)
Zoning code
B-2
APN
0465F002
UPID
US22-3424741
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
-
Marshland Credit Union Credit Union
-
Coastal Concrete Construction Company General Contractor
-
Toni Hardigree, Platinum Properties Real Estate Agency
-
Simple Business Marketing Advertising Agency Marketing & Advertising
-
Your CBD Store | SUNMED - Rincon, GA Specialty Food Shop Grocery & Convenience Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.03M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.71M
Owner & transaction history
Goshen Park LLC · 5 yrs held
Goshen Park LLC
since 2020
Last sale
$2.5M
4 recorded transactions
Zoning & alternative use
B-2 · Rincon, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$4.1M
+114.5%
Auto repair, garage
$4.0M
+111.9%
Industrial (general)
$2.5M
+32.3%
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 Rincon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rincon 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
$2,820,000
ML approach
$3,025,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,900,000
Current use
MEDICAL BUILDING
$4,070,000
Change: +115% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,025,000
Change: +112% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,510,000
Change: +32% · Conversion: Difficult
Blend value · Realmo final
$2.71M
Range $2.44M – $2.98M · ±10% · vs last sale $2.50M (Dec 4 2020)
Last sale anchor
$2.50M
Dec 4 2020
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
$54 / 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
$29,429
Tax year 2023
Assessed value
$1,000,000
Assessed 2023
Previous assessed
$1,000,000
+0.0% YoY
Effective rate
2.94%
On assessed value
Assessed land
$75,470
Assessed improvement
$924,530
Land market value
$188,675
Improvement market value
$2,311,325
Total market value
$2,500,000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2003
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Total area
50,458 SF
Lot
2.19 ac (95,396 SF)
Zoning code
B-2
APN
0465F002
UPID
US22-3424741
Jurisdiction
EFFINGHAM
Zoning & alternative use
B-2 · Rincon, GA
Zoning B-2 · permitted uses
B-2 · Rincon, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rincon. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$4.1M
AUTO REPAIR, GARAGE
Est. value
$4.0M
INDUSTRIAL (GENERAL)
Est. value
$2.5M
NEIGHBORHOOD: SHOPPING CENTER Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
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
2003
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Lot
2.19 ac
Current owner
From public records · entity-resolved
Goshen Park LLC
Entity
Free & Clear · 5 yrs held
Mailing address
2950 CAPITAL ST STE A, SAVANNAH, GA 31404-1568
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 4, 2020
$2,500,000
Goshen Park LLC
135 Goshen LLC
Warranty Deed
—
May 19, 2008
$5,200,000
135 Goshen LLC Crkandall S Edwards
Lep Development LLC
Deed
$4,420,000 · United Community Bank
Apr 27, 2006
—
Edward W Beaty JR
Patricia French
Deed
—
Apr 26, 2006
—
Edward W Beaty JR
Lisa Mock
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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