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Property profile & analytics
OFF-MARKET
Estimated value
$505,000
Turn key restaurants
2220 Hwy 17 Sautee Nacoochee, GA 30571-3035
Individually Owned
4-yr Hold
Property ID
US22-1921925
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1920
Construction
FRAME
Total area
3,914 SF
Lot
2.07 ac (90,169 SF)
Zoning code
C1
APN
071 028
UPID
US22-1921925
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
$555k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$505k
Owner & transaction history
Charles Benjamin Dockins · 4 yrs held
Charles Benjamin Dockins
since 2022
Last sale
$500,000
7 recorded transactions
Zoning & alternative use
C1 · Sautee Nacoochee, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$640,000
+48.1%
Auto repair, garage
$455,000
+5.8%
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 Sautee Nacoochee submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sautee Nacoochee 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
$510,000
ML approach
$555,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$430,000
Current use
COMMERCIAL (GENERAL)
$640,000
Change: +48% · Conversion: Easy
AUTO REPAIR, GARAGE
$455,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$505k
Range $455k – $556k · ±10% · vs last sale $500k (Feb 7 2022)
Last sale anchor
$500k
Feb 7 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
$129 / 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
Property tax & assessments
Assessed value
$97,872
Assessed 2023
Previous assessed
$52,224
+87.4% YoY
Assessed land
$45,540
Assessed improvement
$52,332
Land market value
$113,850
Improvement market value
$130,830
Total market value
$244,680
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
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1920
Construction
FRAME
Heating
HEAT PUMP
Cooling
CENTRAL
Stories
1
Units
4
Bathrooms
1
Total area
3,914 SF
Lot
2.07 ac (90,169 SF)
Zoning code
C1
APN
071 028
UPID
US22-1921925
Jurisdiction
WHITE
Zoning & alternative use
C1 · Sautee Nacoochee, GAZoning C1 · permitted uses
C1 · Sautee Nacoochee, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$430,000
COMMERCIAL (GENERAL)
Est. value
$640,000
AUTO REPAIR, GARAGE
Est. value
$455,000
RESTAURANT Current
COMMERCIAL (GENERAL)
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
1920
Construction
FRAME
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Units
4
Bathrooms
1
Lot
2.07 ac
Current owner
From public records · entity-resolved
Charles Benjamin Dockins
Individual
Mailing address
PO BOX 781, SAUTEE NACOOCHEE, GA 30571-0781
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 13, 2022
—
Charles Benjamin Dockins
—
Deed
related
$50,000 · Apex Banking Of Georgia
Feb 7, 2022
$500,000
Charles Benjamin Dockins
Nacoochee Valley Guest House INC
Warranty Deed
$300,000 · Piedmont Bank
—
—
Nacoochee Valley Guest INC
—
Deed Of Trust
related
$20,000 · United Community Bank
—
—
Nacoochee Valley Guesthouse INC
—
Deed Of Trust
related
$250,000 · Branch Banking & Trust Co
—
—
Nacoochee Valley Guest Hse INC
—
Loan Modification
related
$237,786 · United Cmnty Bk
—
—
Nacoochee Valley Guest House INC
—
Deed Of Trust
related
$280,000 · United Community Bank
—
—
Nacoochee Valley Guest Hse INC
—
Loan Modification
related
$289,921 · United Community Bank
—
—
Nacoochee Valley Guest Hse INC
—
Loan Modification
related
$19,900 · United Community Bank
—
—
Nacoochee Valley Guest Hse INC
—
Loan Modification
related
$292,516 · United Community Bank
—
—
Nacoochee Valley Guest Hse INC
—
Loan Modification
related
$293,716 · United Community Bank
—
—
Nacoochee Valley Guest Hse INC
—
Loan Modification
related
$20,000 · United Community 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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