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Property profile & analytics
OFF-MARKET
Estimated value
$885,000
Medical Office Space
160 Water Tower Ct Macon, GA 31210-4873
Entity Owned
3-yr Hold
Free & Clear
Property ID
US22-2513180
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2001
Total area
5,660 SF
Lot
1.11 ac (48,352 SF)
Zoning code
R-3
APN
N061-0181
UPID
US22-2513180
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
-
Nelson Jr Norman C MD Ophthalmologist
-
Steven D. Allee, M.D. Ophthalmologist
-
Arpan Bachhawat, M.D. Ophthalmologist
-
Retina Associates of Middle Georgia Ophthalmologist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$855k
CAP Approach
CAP
$1.17M
Comparable Approach
Comparable
$689k
Blend (final)
Blend
$885k
Owner & transaction history
Harrell Property Management LLC · 3 yrs held
Harrell Property Management LLC
since 2023
Last sale
$1.0M
4 recorded transactions
Zoning & alternative use
R-3 · Macon, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$910,000
+25.0%
Commercial (general)
$840,000
+15.8%
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 Macon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Macon 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
$875,000
ML approach
$855,000
CAP Approach
CAP Return
Estimation
6%
$1,265,000
6.5%
$1,165,000
7%
$1,085,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$725,000
Current use
RESTAURANT
$910,000
Change: +25% · Conversion: Difficult
COMMERCIAL (GENERAL)
$840,000
Change: +16% · Conversion: Easy
Blend value · Realmo final
$885k
Range $797k – $974k · ±10% · vs last sale $1.00M (Jun 2 2023)
Last sale anchor
$1.00M
Jun 2 2023
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
$156 / 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
$10,809
Tax year 2023
Assessed value
$364,899
Assessed 2023
Previous assessed
$364,899
+0.0% YoY
Effective rate
2.96%
On assessed value
Assessed land
$109,145
Assessed improvement
$255,754
Land market value
$272,863
Improvement market value
$639,386
Total market value
$912,249
Applied tax rate
11.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2001
Heating
NONE
Cooling
YES
Stories
1
Total area
5,660 SF
Lot
1.11 ac (48,352 SF)
Zoning code
R-3
APN
N061-0181
UPID
US22-2513180
Jurisdiction
BIBB
Zoning & alternative use
R-3 · Macon, GA
Zoning R-3 · permitted uses
R-3 · Macon, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Macon. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$725,000
RESTAURANT
Est. value
$910,000
COMMERCIAL (GENERAL)
Est. value
$840,000
MEDICAL BUILDING Current
RESTAURANT
COMMERCIAL (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
2001
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.11 ac
Current owner
From public records · entity-resolved
Harrell Property Management LLC
Entity
Free & Clear · 3 yrs held
Mailing address
1020 THORTON CRK, GREENSBORO, GA 30642-6468
Ownership since
2023
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
Jun 2, 2023
—
Harrell Property Management LLC
K&h Realty LLC
Quit Claim Deed
related
—
Jul 12, 2021
$1,000,000
Jeff Neisler
Retina Holdings LLC
Limited Warranty Deed
—
—
—
Macon Retirement Residence LLC
—
Deed Of Trust
related
$1,842,094,352 · Goldman Sachs Comm'l Mtg Cap
—
—
Retina Holdings LLC
—
Deed Of Trust
related
$474,563 · Branch Bk&tr
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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