Entity Owned 
For Sale
Contact for pricing
16 Lee St, Winder, GA 30680
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Property summary
AI-generated overview
A freestanding office building totaling 8,750 square feet sits on a 0.87-acre site and includes 32 offices, a break room, and a reception and waiting area. The property is served by ample on-site parking and is located in downtown Winder near existing office and medical users. The layout is suitable for professional services such as an accountant’s office or law firm, as well as for a medical practice.
Property profile
Verified
Property type
Other office properties
Use group
OFFICE (GENERAL)
Year built
1986
Construction
WOOD
Total area
8,750 SF
Lot
0.87 ac (37,897 SF)
Zoning code
B-2
APN
WN13 095
UPID
US22-1757859
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Medical Clinic
-
Food Bank Charitable Organization
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$790k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1,000k
Blend (final)
Blend
$820k
Owner & transaction history
since 2021
Last sale
$720,000
4 recorded transactions
Zoning & alternative use
B-2 · Winder, GA
Zoning description
The purpose of this zone is to provide a broad range of commercial, retail, and service activities.
General category
COMMERCIAL
Top alternative use upside
Retail stores
$1.3M
+4.0%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 7 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$820k
Value range
$738k – $902k
±10% around blend
Estimated value / SF
$94 / SF
Confidence
High
7 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
70
Income certainty
100
$738k
blend $820k
$902k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
8,750 SF
Lot area
0.87 ac
Year built
1986
Stories
1
APN
WN13 095
Zoning
B-2
Assessed value
$278,237
Annual tax
$7,819
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$7,819
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.87M
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
15.0 mi away · 6,161 SF
15.5 mi away · 6,400 SF
15.6 mi away · 10,260 SF
18.5 mi away · 6,500 SF
21.3 mi away · 7,550 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$820k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 63 sales
$139
-32%
Submarket 63 sales
$139
-32%
County 82 sales
$138
-32%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $94/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+4%
vs current-use indication
Commercial (general) · current use
Auto Repair, Garage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.67M
Move the market yield to see immediate price impact.
Value / SF
$191
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$105k
$2.11M
$1.51M
$1.17M
$117k
$2.34M
$1.67M
$1.30M
$129k
$2.58M
$1.84M
$1.43M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$1.25M
14.6 mi · Mar 2026 · $184/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$7,819
Tax year 2024
Assessed value
$278,237
Assessed 2024
Previous assessed
$278,237
+0.0% YoY
Effective rate
2.81%
On assessed value
Assessed land
$42,560
Assessed improvement
$235,677
Land market value
$106,400
Improvement market value
$589,192
Total market value
$695,592
Applied tax rate
1.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other office properties
Use group
OFFICE (GENERAL)
Status
For Sale
Year built
1986
Construction
WOOD
Heating
FORCED AIR
Stories
1
Total area
8,750 SF
Lot
0.87 ac (37,897 SF)
Zoning code
B-2
APN
WN13 095
UPID
US22-1757859
Jurisdiction
BARROW
Zoning & alternative use
B-2 · Winder, GAZoning B-2 · permitted uses
B-2 · Winder, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The purpose of this zone is to provide a broad range of commercial, retail, and service activities.
General category
COMMERCIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1986
Construction
WOOD
Heating
FORCED AIR
Stories
1
Lot
0.87 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
B-2
COMMERCIAL
Jurisdiction
Winder, GA
Recorded code
B-2
Official district
B-2
Official district profile
What the municipal code says about B-2
Zoning description
The purpose of this zone is to provide a broad range of commercial, retail, and service activities.
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for B-2 in Winder, GA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Cited sourceThe exact document the profile quotes
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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?”
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