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Property profile & analytics
OFF-MARKET
Estimated value
$2,810,000
Assisted living facilities
1962 Eagle Dr Woodstock, GA 30189-2338
Entity Owned
4-yr Hold
Free & Clear
Property ID
US22-3755824
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2013
Construction
WOOD
Total area
28,410 SF
Lot
4.09 ac (178,160 SF)
Zoning code
GC
APN
15N05 144 L
UPID
US22-3755824
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
$2.67M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.81M
Owner & transaction history
Mainstay Healthcare Reserve LLC · 4 yrs held
Mainstay Healthcare Reserve LLC
since 2022
Last sale
$3.8M
1 recorded transaction
Zoning & alternative use
GC · Woodstock, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
This district is intended to provide suitable areas for a variety ofcommercialsales and service activities whichgenerallyserve the wide area uses
Zone name
General Commercial
General category
COMMERCIAL
Zone area
943.89 ac
Source
Realmo
Top alternative use upside
Restaurant
$3.3M
+248.2%
Commercial (general)
$3.1M
+228.4%
Industrial (general)
$2.0M
+112.4%
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
$2,560,000
ML approach
$2,670,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$3,335,000
Change: +248% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,145,000
Change: +228% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,035,000
Change: +112% · Conversion: Difficult
Blend value · Realmo final
$2.81M
Range $2.53M – $3.09M · ±10% · vs last sale $3.75M (Jun 15 2022)
Last sale anchor
$3.75M
Jun 15 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
$99 / 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
$37,403
Tax year 2023
Assessed value
$1,423,080
Assessed 2023
Previous assessed
$1,423,080
+0.0% YoY
Effective rate
2.63%
On assessed value
Assessed land
$368,080
Assessed improvement
$1,055,000
Land market value
$920,200
Improvement market value
$2,637,500
Total market value
$3,557,700
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2013
Construction
WOOD
Heating
YES
Cooling
YES
Stories
1
Total area
28,410 SF
Lot
4.09 ac (178,160 SF)
Zoning code
GC
APN
15N05 144 L
UPID
US22-3755824
Jurisdiction
CHEROKEE
Zoning & alternative use
GC · Woodstock, GAZoning GC · permitted uses
GC · 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 provide suitable areas for a variety ofcommercialsales and service activities whichgenerallyserve the wide area uses
Zone name
General Commercial
General category
COMMERCIAL
Zone area
943.89 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$3.3M
COMMERCIAL (GENERAL)
Est. value
$3.1M
INDUSTRIAL (GENERAL)
Est. value
$2.0M
RESTAURANT
COMMERCIAL (GENERAL)
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
2013
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Lot
4.09 ac
Current owner
From public records · entity-resolved
Mainstay Healthcare Reserve LLC
Entity
Free & Clear · 4 yrs held
Mailing address
505 ARIANA AVE, AUBURNDALE, FL 33823-4139
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 15, 2022
$4,000,000
Mainstay Healthcare Reserve LLC
Towne Lake Memory Care LLC
Limited Warranty Deed
—
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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