Entity Owned
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For Sale
Contact for pricing
235 N Belair Rd, Evans, GA 30809
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1998
Construction
BRICK
Total area
3,146 SF
Lot
0.82 ac (35,719 SF)
Zoning code
P-1;PROFESSIONAL DISTR
APN
073D078
UPID
US22-1554222
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Real Estate Agency
-
Veterinary Clinic
-
Law Firm
-
Real Estate Agency
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.15M
CAP Approach
CAP
$790k
Comparable Approach
Comparable
$1.51M
Blend (final)
Blend
$1.15M
Owner & transaction history
since 2024
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
P-1;PROFESSIONAL DISTR · Evans, GA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.15M
Value range
$1.04M – $1.27M
±10% around blend
Estimated value / SF
$366 / SF
Confidence
Property data
100
Market benchmarks
100
Comparable evidence
60
$1.04M
blend $1.15M
$1.27M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,146 SF
Lot area
0.82 ac
Year built
1998
Stories
2
APN
073D078
Zoning
P-1;PROFESSIONAL DISTR
Assessed value
$264,826
Annual tax
$6,613
3
Income approach: direct capitalization
Partial preview
Income approach indication
$790k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$855k
@ 6.5% CAP return
$790k
@ 7% CAP return
$735k
4
Sales comparison
Partial preview
Sales approach indication
$1.51M
Range $540k – $2.04M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.15M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 45 sales
$443
-18%
Submarket 45 sales
$443
-18%
County 117 sales
$337
+9%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $366/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Implied cap rate
4.50%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.50%
9.0%
NOI (est.)
$81k *
Last sale · Mar 2024
$1.15M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.79M
Move the market yield to see immediate price impact.
Value / SF
$569
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
4.00%4.50%5.00%
$72k
$1.81M
$1.61M
$1.45M
$81k
$2.01M
$1.79M
$1.61M
$89k
$2.21M
$1.97M
$1.77M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$6,613
Tax year 2024
Assessed value
$264,826
Assessed 2024
Previous assessed
$260,000
+1.9% YoY
Effective rate
2.50%
On assessed value
Assessed land
$73,614
Assessed improvement
$191,212
Land market value
$184,034
Improvement market value
$478,029
Total market value
$662,063
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
1998
Construction
BRICK
Heating
NONE
Buildings
1
Stories
2
Total area
3,146 SF
Lot
0.82 ac (35,719 SF)
Zoning code
P-1;PROFESSIONAL DISTR
APN
073D078
UPID
US22-1554222
Jurisdiction
COLUMBIA
Zoning & alternative use
P-1;PROFESSIONAL DISTR · Evans, GAZoning P-1;PROFESSIONAL DISTR · permitted uses
P-1;PROFESSIONAL DISTR · Evans, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1998
Construction
BRICK
Heating
NONE
Stories
2
Buildings
1
Lot
0.82 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
P-1;PROFESSIONAL DISTR
Jurisdiction
Evans, GA
Recorded code
P-1;PROFESSIONAL DISTR
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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