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Property profile & analytics
OFF-MARKET
Estimated value
$885,000
Assisted living facilities
1655 Wesleyan Dr Macon, GA 31210-1024
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US22-2495414
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1999
Construction
FRAME
Total area
25,360 SF
Lot
7.02 ac (305,791 SF)
Zoning code
PDR
APN
L003-0233
UPID
US22-2495414
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$745k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.02M
Blend (final)
Blend
$885k
Owner & transaction history
Te Cottage On Wesleyan LLC · 8 yrs held
Te Cottage On Wesleyan LLC
since 2018
1 recorded transaction
Zoning & alternative use
PDR · Macon, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.1M
+67.3%
Warehouse, storage
$1.1M
+60.7%
Industrial (general)
$1.0M
+58.1%
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
by Request
ML approach
$745,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$655,000
Current use
RETAIL STORES
$1,095,000
Change: +67% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,050,000
Change: +61% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,035,000
Change: +58% · Conversion: Difficult
Blend value · Realmo final
$885k
Range $797k – $974k · ±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
$35 / 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
$92,035
Tax year 2023
Assessed value
$3,107,098
Assessed 2023
Previous assessed
$3,107,098
+0.0% YoY
Effective rate
2.96%
On assessed value
Assessed land
$182,520
Assessed improvement
$2,924,578
Land market value
$456,300
Improvement market value
$7,311,446
Total market value
$7,767,746
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1999
Construction
FRAME
Heating
NONE
Cooling
YES
Buildings
4
Stories
1
Total area
25,360 SF
Lot
7.02 ac (305,791 SF)
Zoning code
PDR
APN
L003-0233
UPID
US22-2495414
Jurisdiction
BIBB
Zoning & alternative use
PDR · Macon, GA
Zoning PDR · permitted uses
PDR · 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$655,000
RETAIL STORES
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$1.1M
INDUSTRIAL (GENERAL)
Est. value
$1.0M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RETAIL STORES
WAREHOUSE, STORAGE
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
1999
Construction
FRAME
Heating
NONE
Cooling
Yes
Stories
1
Buildings
4
Lot
7.02 ac
Current owner
From public records · entity-resolved
Te Cottage On Wesleyan LLC
Entity
Mailing address
1655 WESLEYAN DR, MACON, GA 31210-1024
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
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
Mar 8, 2018
—
Te Cottage On Wesleyan LLC
—
Deed
related
$2,000,000 · Fidelity 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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