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Property profile & analytics
OFF-MARKET
Estimated value
$650,000
Office Spaces
22 Lee St Winder, GA 30680-2015
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US22-0974537
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1998
Construction
LIGHT FRAME
Total area
6,161 SF
Lot
0.8 ac (34,848 SF)
Zoning code
B-2
APN
WN13 108C
UPID
US22-0974537
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
-
State Probation Offices Probation Office
-
Winder Probation Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$640k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$796k
Blend (final)
Blend
$650k
Owner & transaction history
Donald D Mccoon · 4 yrs held
Donald D Mccoon
since 2021
Last sale
$575,000
4 recorded transactions
Zoning & alternative use
B-2 · Winder, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$890,000
+4.0%
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 Winder submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winder 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
$655,000
ML approach
$640,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$855,000
Current use
RETAIL STORES
$890,000
Change: +4% · Conversion: Easy
AUTO REPAIR, GARAGE
$805,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$650k
Range $585k – $715k · ±10% · vs last sale $575k (Dec 22 2021)
Last sale anchor
$575k
Dec 22 2021
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
$106 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$6,240
Tax year 2024
Assessed value
$221,422
Assessed 2024
Previous assessed
$221,422
+0.0% YoY
Effective rate
2.82%
On assessed value
Assessed land
$42,560
Assessed improvement
$178,862
Land market value
$106,400
Improvement market value
$447,154
Total market value
$553,554
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1998
Construction
LIGHT FRAME
Heating
FORCED AIR
Stories
1
Bathrooms
2
Total area
6,161 SF
Lot
0.8 ac (34,848 SF)
Zoning code
B-2
APN
WN13 108C
UPID
US22-0974537
Jurisdiction
BARROW
Zoning & alternative use
B-2 · Winder, GA
Zoning B-2 · permitted uses
B-2 · Winder, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Winder. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$855,000
RETAIL STORES
Est. value
$890,000
AUTO REPAIR, GARAGE
Est. value
$805,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
AUTO REPAIR, GARAGE
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
1998
Construction
LIGHT FRAME
Heating
FORCED AIR
Stories
1
Bathrooms
2
Lot
0.8 ac
Current owner
From public records · entity-resolved
Donald D Mccoon
Individual
Mailing address
3641 APPLE BLOSSOM LN, TURLOCK, CA 95382-0453
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 22, 2021
$575,000
Donald D Mccoon
Hbs Building Seven LLC
Warranty Deed
—
Feb 21, 2020
—
Hbs Building Seven LLC
—
Deed
related
—
Feb 21, 2017
—
Hbs Building Seven LLC
Hawkeye-bay States LLC
Quit Claim Deed
related
$498,000 · Branch Bk&tr
—
—
Hbs Building Seven LLC
—
Loan Modification
related
—
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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