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Property profile & analytics
OFF-MARKET
Office buildings
1858 Thompson Brg Rd Gainesville, GA 30501-1677
Entity Owned
Absentee Owner
Free & Clear
Property ID
US22-0086837
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1988
Construction
STEEL FRAME
Total area
584 SF
Lot
5.06 ac (220,414 SF)
Zoning code
R-II
APN
01-097 -001-021
UPID
US22-0086837
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
-
Spring Valley Apartments Apartment Complex
-
Community Medical Center Physician
-
Landmark Properties Real Estate Agency
-
Cielo at Thompson Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Pes Ivy Manor LLC
Pes Ivy Manor LLC
since 2025
Last sale
$17.5M
7 recorded transactions
Zoning & alternative use
R-II · Gainesville, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Gainesville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gainesville 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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 2024Property tax & assessments
Tax year 2024
Tax billed
$112,483
Tax year 2024
Assessed value
$2,923,248
Assessed 2024
Previous assessed
$2,923,248
+0.0% YoY
Effective rate
3.85%
On assessed value
Assessed land
$263,120
Assessed improvement
$2,660,128
Land market value
$657,800
Improvement market value
$6,650,320
Total market value
$7,308,120
Applied tax rate
4.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1988
Construction
STEEL FRAME
Heating
YES
Cooling
CENTRAL
Buildings
4
Rooms
58
Bathrooms
1
Total area
584 SF
Lot
5.06 ac (220,414 SF)
Zoning code
R-II
APN
01-097 -001-021
UPID
US22-0086837
Jurisdiction
HALL
Zoning & alternative use
R-II · Gainesville, GA
Zoning R-II · permitted uses
R-II · Gainesville, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gainesville. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1988
Construction
STEEL FRAME
Heating
YES
Cooling
Yes
Buildings
4
Rooms
58
Bathrooms
1
Lot
5.06 ac
Current owner
From public records · entity-resolved
Pes Ivy Manor LLC
Entity
Free & Clear · 0 yrs held
Mailing address
3349 WOLFFORK RD, RABUN GAP, GA 30568-2939
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 19, 2025
$2,420,000
Pes Ivy Manor LLC
Ivy Manor LLC
Deed
—
Dec 17, 2025
$12,374,000
Bgf Properties LLC
Cielo At Thompson LLC
Deed
$9,295,000 · Bgf Properties
Sep 30, 2024
—
Cielo At Thomason LLC
—
Deed
related
$9,295,000 · Berkeley Point Capital Dba Newmark
May 2, 2023
$17,500,000
Cielo At Thomason LLC
David Pierce Family LP
Limited Warranty Deed
—
Sep 29, 2006
$4,500,000
David,pierce Family LP
J & B Property Managment L
Grant Deed
—
—
—
David Pierce Family LP
—
Loan Modification
related
$4,102,683 · Hamilton St Bk
—
—
David Pierce Family LP
—
Deed Of Trust
related
$3,150,300 · Hamilton State 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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