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Property profile & analytics
OFF-MARKET
Estimated value
$8,605,000
Community centers
2131 Pleasant Hl Rd Duluth, GA 30096-2321
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US22-1045566
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1984
Total area
48,274 SF
Lot
11.61 ac (505,732 SF)
Zoning code
C2-GENERAL BUSINESS
APN
6-231 -089
UPID
US22-1045566
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
-
Level Up Games (Bike/Boat/Book/etc) Store Newspaper & Magazine
-
Former Dentist Dental Office
-
We Fix It Phone Repair Computer & Electronic Repair Tech Support Center
-
Deidre Brown Brows Hair Salon Nail Salon
-
SAS Shoes Clothing & Fashion Store (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$11.94M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.61M
Owner & transaction history
Ben Thanh Mall LLC · 1 yrs held
Ben Thanh Mall LLC
since 2025
6 recorded transactions
Zoning & alternative use
C2-GENERAL BUSINESS · Duluth, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$13.0M
+2.5%
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 Duluth submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Duluth 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
by Request
CAP Approach
CAP Return
Estimation
6%
$12,930,000
6.5%
$11,935,000
7%
$11,085,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$12,720,000
Current use
RETAIL STORES
$13,040,000
Change: +3% · Conversion: Easy
Blend value · Realmo final
$8.61M
Range $7.74M – $9.47M · ±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
$178 / 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
$146,461
Tax year 2023
Assessed value
$4,374,000
Assessed 2023
Previous assessed
$4,374,000
+0.0% YoY
Effective rate
3.35%
On assessed value
Assessed land
$1,045,080
Assessed improvement
$3,328,920
Land market value
$2,612,700
Improvement market value
$8,322,300
Total market value
$10,935,000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1984
Heating
YES
Cooling
NONE
Buildings
5
Stories
1
Total area
48,274 SF
Lot
11.61 ac (505,732 SF)
Zoning code
C2-GENERAL BUSINESS
APN
6-231 -089
UPID
US22-1045566
Jurisdiction
GWINNETT
Zoning & alternative use
C2-GENERAL BUSINESS · Duluth, GA
Zoning C2-GENERAL BUSINESS · permitted uses
C2-GENERAL BUSINESS · Duluth, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Duluth. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$12.7M
RETAIL STORES
Est. value
$13.0M
NEIGHBORHOOD: SHOPPING CENTER Current
RETAIL STORES
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
1984
Heating
YES
Cooling
Yes
Stories
1
Buildings
5
Lot
11.61 ac
Current owner
From public records · entity-resolved
Ben Thanh Mall LLC
Entity
Mailing address
9525 BIRKDALE XING DR STE #200, HUNTERSVILLE, NC 28078-8459
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 24, 2025
—
Jv Gwinnett Development LLC
—
Deed
related
$16,750,000 · Metro City Bank
Feb 6, 2025
$38,375,000
Ben Thanh Mall LLC
Glenwood Lotz Mall Corners
Deed
$24,000,000 · Metro City Bank
Dec 16, 2021
—
Glenwood Lotz Mall Corners Hol
—
Deed
related
$12,941,700 · Protective Life Insurance
Jun 22, 2021
—
Hjck Investment LLC
—
Deed
related
$4,195,000 · Shinhan Bank America
Jul 16, 2019
—
Gwinnett Cnty
Shinhan Bk America
Quitclaim Deed
related
—
Jul 3, 2018
$5,800,000
Hjck Investment LLC
Millennium Ptrs Invs Groupllc
Grant Deed
$3,000,000 · Shinhan Bk
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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