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Property profile & analytics
OFF-MARKET
Estimated value
$710,000
Warehouses
235 Mcmillan Rd Dacula, GA 30019-4703
Individually Owned
4-yr Hold
Free & Clear
Property ID
US22-1945524
Property profile
Verified
Property type
Warehouses
Use group
STORAGE YARD, OPEN STORAGE
Year built
1975
Construction
WOOD
Total area
4,400 SF
Lot
3.53 ac (153,767 SF)
Zoning code
C2-GENERAL BUSINESS
APN
R5302A153
UPID
US22-1945524
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
-
Everson Installations, Inc. General Contractor Renovation Specialist
-
Granite and TREND Transformations of Buford Hardware & Home Improvement Kitchen & Bath Showroom
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$795k
CAP Approach
CAP
$495k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$710k
Owner & transaction history
Hector B Abreu · 4 yrs held
Hector B Abreu
since 2021
Last sale
$785,000
7 recorded transactions
Zoning & alternative use
C2-GENERAL BUSINESS · Dacula, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
ARTICLE IV
Top alternative use upside
Neighborhood: shopping center
$1.2M
+65.0%
Office building
$1.1M
+52.8%
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 Dacula submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Dacula 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
$675,000
ML approach
$795,000
CAP Approach
CAP Return
Estimation
6%
$540,000
6.5%
$495,000
7%
$460,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$705,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,160,000
Change: +65% · Conversion: Moderate
OFFICE BUILDING
$1,075,000
Change: +53% · Conversion: Difficult
Blend value · Realmo final
$710k
Range $639k – $781k · ±10% · vs last sale $785k (Dec 9 2021)
Last sale anchor
$785k
Dec 9 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
$161 / 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
$5,891
Tax year 2024
Assessed value
$230,600
Assessed 2024
Previous assessed
$168,800
+36.6% YoY
Effective rate
2.55%
On assessed value
Assessed land
$157,160
Assessed improvement
$73,440
Land market value
$392,900
Improvement market value
$183,600
Total market value
$576,500
Applied tax rate
3.0000
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
Warehouses
Use group
STORAGE YARD, OPEN STORAGE
Status
Off-Market
Year built
1975
Construction
WOOD
Heating
YES
Cooling
NONE
Stories
1
Total area
4,400 SF
Lot
3.53 ac (153,767 SF)
Zoning code
C2-GENERAL BUSINESS
APN
R5302A153
UPID
US22-1945524
Jurisdiction
GWINNETT
Zoning & alternative use
C2-GENERAL BUSINESS · Dacula, GAZoning C2-GENERAL BUSINESS · permitted uses
C2-GENERAL BUSINESS · Dacula, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
ARTICLE IV
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$705,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.1M
WAREHOUSE, STORAGE Current
NEIGHBORHOOD: SHOPPING CENTER
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
1975
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Lot
3.53 ac
Current owner
From public records · entity-resolved
Hector B Abreu
Individual
Free & Clear · 4 yrs held
Mailing address
235 MCMILLAN RD, DACULA, GA 30019-4703
Mailing matches property
Yes
Owner-occupied
Yes
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 4, 2022
—
Hb Dacula Property LLC
—
Deed
related
$628,000 · Truist Bank
Dec 9, 2021
$785,000
Hector B Abreu
235 Mcmillan LLC
Warranty Deed
—
Dec 9, 2021
—
Hb Dacula Property LLC
Hector B Abreu
Warranty Deed
—
Nov 3, 2016
$190,000
235 Mcmillan LLC
Ballard,lisa E
Grant Deed
$198,500 · Oconee St Bk
Nov 3, 2016
—
Lisa E Ballard
Brock Elizabeth P Trust
Quit Claim Deed
related
—
Jul 13, 2016
—
Lisa E Ballard
Brock Elizabeth P Trust
Quit Claim Deed
—
Mar 22, 2016
$180,000
Brock,elizabeth P Trust
Nicholas Neal
Trustees Deed
related
—
Jan 20, 2015
$180,000
Nicholas Neal
Brock Elizabeth P Trust
Grant Deed
$180,000 · Brock Elizabeth P Trust (it)
Apr 25, 2013
—
Brock,elizabeth P Trust
Brock,elizabeth P
Quit Claim Deed
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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