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Property profile & analytics
OFF-MARKET
Estimated value
$4,430,000
Medical Office Space
1816 Eagle Dr Woodstock, GA 30189-8272
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US22-1730893
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2005
Construction
STEEL FRAME
Total area
9,876 SF
Lot
2.35 ac (102,366 SF)
Zoning code
NC
APN
15N05 144 D
UPID
US22-1730893
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
$4.21M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.43M
Owner & transaction history
The Pickron Family Lllp · 4 yrs held
The Pickron Family Lllp
since 2022
Last sale
$6.1M
7 recorded transactions
Zoning & alternative use
NC · Woodstock, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
This district is intended to Limited retail activities, personal services and professional offices are encouraged to serve thegeneralneeds of a residential neighborhood
Zone name
Neighborhood Commercial
General category
COMMERCIAL
Zone area
128.21 ac
Source
Realmo
Top alternative use upside
Restaurant
$4.9M
+34.4%
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 Woodstock submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Woodstock 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
$4,130,000
ML approach
$4,205,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$3,660,000
Current use
RESTAURANT
$4,920,000
Change: +34% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,140,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$4.43M
Range $3.99M – $4.87M · ±10% · vs last sale $6.05M (Jun 24 2022)
Last sale anchor
$6.05M
Jun 24 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
$449 / 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
$51,481
Tax year 2023
Assessed value
$1,958,728
Assessed 2023
Previous assessed
$1,958,728
+0.0% YoY
Effective rate
2.63%
On assessed value
Assessed land
$491,320
Assessed improvement
$1,467,408
Land market value
$1,228,300
Improvement market value
$3,668,520
Total market value
$4,896,820
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2005
Construction
STEEL FRAME
Heating
YES
Cooling
YES
Buildings
2
Stories
1
Total area
9,876 SF
Lot
2.35 ac (102,366 SF)
Zoning code
NC
APN
15N05 144 D
UPID
US22-1730893
Jurisdiction
CHEROKEE
Zoning & alternative use
NC · Woodstock, GAZoning NC · permitted uses
NC · Woodstock, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
This district is intended to Limited retail activities, personal services and professional offices are encouraged to serve thegeneralneeds of a residential neighborhood
Zone name
Neighborhood Commercial
General category
COMMERCIAL
Zone area
128.21 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$3.7M
RESTAURANT
Est. value
$4.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.1M
MEDICAL BUILDING Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
STEEL FRAME
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Lot
2.35 ac
Current owner
From public records · entity-resolved
The Pickron Family Lllp
Entity
Mailing address
204 MARIETTA ST, ALPHARETTA, GA 30009-1907
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 24, 2022
$6,050,000
The Pickron Family Lllp
Eloten America LLC
Limited Warranty Deed
$3,932,500 · Synovus Bank
Jun 23, 2022
—
Qsc Management LLC
Eagle Drive Capital LLC
Warranty Deed
—
Sep 25, 2018
—
Eagle Drive Capital LLC
Eagle Drive Prof Pk Condo Assn
Quit Claim Deed
related
—
Jan 2, 2018
—
Eagle Drive Capital LLC
Eagle Drive Professional LLC
Quit Claim Deed
related
—
Jan 2, 2018
$3,750,000
Eagle Drive Capital LLC
Eagle Drive Ents LLC
Grant Deed
related
—
Jun 16, 2009
—
Eagle Drive Ents LLC
—
Deed Of Trust
related
$1,383,325 · Ironstone Bank
Nov 1, 2005
$449,000
Jim C Kimball
Eagle Drive Professional Park Ll
Grant Deed
related
$420,750 · Ironstone Bank
—
—
Eagle Drive Prof Park LLC
—
Deed Of Trust
related
$1,383,325 · Ironstone Bank
—
—
Eagle Drive Professional Park Ll
—
Deed Of Trust
related
$1,600,000 · Wachovia Bank NA
—
—
Drive Professional Park Eagle
—
Deed Of Trust
related
$1,384,000 · Cherokee Bank NA
—
—
Eagle Drive Enterprises LLC
—
Deed Of Trust
related
$1,383,330 · Ironstone Bank
—
—
Drive Professional Park Eagle
—
Deed Of Trust
related
$1,383,330 · Ironstone 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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