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Property profile & analytics
OFF-MARKET
Estimated value
$1,070,000
Automotive properties
2285 Iris SE Dr Conyers, GA 30013-1820
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US22-1459613
Property profile
Verified
Property type
Automotive properties
Use group
VEHICLE SALES, RENTALS
Year built
1990
Construction
STEEL FRAME
Total area
9,515 SF
Lot
0.97 ac (42,253 SF)
Zoning code
MXD
APN
093-0-02-024B
UPID
US22-1459613
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
-
The Branch Worship Center Church
-
Victory Lighthouse Center Church
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.07M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.06M
Blend (final)
Blend
$1.07M
Owner & transaction history
Victory Lighthouse Center INC · 2 yrs held
Victory Lighthouse Center INC
since 2023
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
MXD · Conyers, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.8M
+48.1%
Retail stores
$1.5M
+28.5%
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 Conyers submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Conyers 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
$1,130,000
ML approach
$1,070,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$1,185,000
Current use
MEDICAL BUILDING
$1,750,000
Change: +48% · Conversion: Difficult
RETAIL STORES
$1,520,000
Change: +28% · Conversion: Difficult
OFFICE BUILDING
$1,135,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$1.07M
Range $963k – $1.18M · ±10% · vs last sale $1.08M (Aug 14 2023)
Last sale anchor
$1.08M
Aug 14 2023
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
$112 / 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
$8,909
Tax year 2023
Assessed value
$206,760
Assessed 2023
Previous assessed
$206,760
+0.0% YoY
Effective rate
4.31%
On assessed value
Assessed land
$40,560
Assessed improvement
$166,200
Land market value
$101,400
Improvement market value
$415,500
Total market value
$516,900
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
Automotive properties
Use group
VEHICLE SALES, RENTALS
Status
Off-Market
Year built
1990
Construction
STEEL FRAME
Heating
ELECTRIC
Cooling
EVAPORATIVE
Stories
1
Total area
9,515 SF
Lot
0.97 ac (42,253 SF)
Zoning code
MXD
APN
093-0-02-024B
UPID
US22-1459613
Jurisdiction
ROCKDALE
Zoning & alternative use
MXD · Conyers, GA
Zoning MXD · permitted uses
MXD · Conyers, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Conyers. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE Current
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.8M
RETAIL STORES
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.1M
AUTO REPAIR, GARAGE Current
MEDICAL BUILDING
RETAIL STORES
OFFICE BUILDING
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
1990
Construction
STEEL FRAME
Heating
ELECTRIC
Cooling
Yes
Stories
1
Lot
0.97 ac
Current owner
From public records · entity-resolved
Victory Lighthouse Center INC
Entity
Mailing address
2285 IRIS DR SE, CONYERS, GA 30013-1820
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
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
Aug 14, 2023
$1,080,000
Victory Lighthouse Center INC
Apparel Products
Warranty Deed
$725,000 · Cadence Bank
Aug 14, 2023
$950,000
Cross Cap LLC
Apparel Products & Services LLC
Warranty Deed
—
Jun 25, 2018
$430,000
Apparel Products & Svcs LLC
Morris,timothy A & Barbara D
Grant Deed
—
Oct 29, 2004
$500,000
Morris,timothy A & Barbara D
2285 Iris Dr LLC
Warranty Deed
$433,000 · Liberty Nat'l Bk
—
—
Timothy A Morris
—
Loan Modification
related
$391,339 · United Community Bank
—
—
Morris,timothy A Barbara D
—
Deed Of Trust
related
$75,000 · United Cmnty Bk
—
—
Timothy A Morris
—
Deed Of Trust
related
$413,456 · 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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