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Property profile & analytics
OFF-MARKET
Estimated value
$4,490,000
Day care centers
1486 Grayson Hwy Lawrenceville, GA 30045-6308
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US22-2399220
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2005
Construction
WOOD
Total area
15,000 SF
Lot
2.74 ac (119,354 SF)
Zoning code
OI-OFFICE-INSTITUTIONAL
APN
5-137 -224
UPID
US22-2399220
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
-
Big Blue Marble Academy Grayson Daycare Center Foster Care Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.21M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.26M
Blend (final)
Blend
$4.49M
Owner & transaction history
Lcp Grayson Owner LLC · 3 yrs held
Lcp Grayson Owner LLC
since 2022
Last sale
$4.5M
1 recorded transaction
Zoning & alternative use
OI-OFFICE-INSTITUTIONAL · Lawrenceville, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.1M
+100.4%
Auto repair, garage
$6.7M
+89.5%
Apartment house (5+ units)
$5.3M
+49.5%
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 Lawrenceville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lawrenceville 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
$3,990,000
ML approach
$4,205,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$3,540,000
Current use
RESTAURANT
$7,090,000
Change: +100% · Conversion: Difficult
AUTO REPAIR, GARAGE
$6,705,000
Change: +89% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$5,290,000
Change: +49% · Conversion: Difficult
MEDICAL BUILDING
$4,590,000
Change: +30% · Conversion: Difficult
RETAIL STORES
$4,050,000
Change: +15% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,950,000
Change: +12% · Conversion: Difficult
OFFICE BUILDING
$3,660,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$4.49M
Range $4.04M – $4.94M · ±10% · vs last sale $4.50M (Dec 2 2022)
Last sale anchor
$4.50M
Dec 2 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
$299 / 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
$60,790
Tax year 2023
Assessed value
$1,662,600
Assessed 2023
Previous assessed
$1,662,600
+0.0% YoY
Effective rate
3.66%
On assessed value
Assessed land
$372,640
Assessed improvement
$1,289,960
Land market value
$931,600
Improvement market value
$3,224,900
Total market value
$4,156,500
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2005
Construction
WOOD
Heating
NONE
Cooling
NONE
Stories
1
Total area
15,000 SF
Lot
2.74 ac (119,354 SF)
Zoning code
OI-OFFICE-INSTITUTIONAL
APN
5-137 -224
UPID
US22-2399220
Jurisdiction
GWINNETT
Zoning & alternative use
OI-OFFICE-INSTITUTIONAL · Lawrenceville, GA
Zoning OI-OFFICE-INSTITUTIONAL · permitted uses
OI-OFFICE-INSTITUTIONAL · Lawrenceville, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lawrenceville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$3.5M
RESTAURANT
Est. value
$7.1M
AUTO REPAIR, GARAGE
Est. value
$6.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.3M
MEDICAL BUILDING
Est. value
$4.6M
RETAIL STORES
Est. value
$4.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.0M
OFFICE BUILDING
Est. value
$3.7M
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
RESTAURANT
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
RETAIL STORES
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
2005
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
2.74 ac
Current owner
From public records · entity-resolved
Lcp Grayson Owner LLC
Entity
Mailing address
50 MAIN ST STE #1410, WHITE PLAINS, NY 10606-2072
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 2, 2022
$4,500,000
Lcp Grayson Owner LLC
Allyb & Co Properties LLC
Warranty Deed
$2,700,000 · Heritage Southeast Bank
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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