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    Property profile & analytics

    249 Shadburn Ave Buford, GA 30518-2655

    • Investment properties
    • 2,720 SF
    • 0.27 lot acres
    OFF-MARKET
    Value Estimations
    $530,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US22-0691513
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Better You Counseling & Coaching Services / Counselor / Life Coach
    • Keith Howell at CrossCountry Mortgage, LLC / Loan Service / Bank
    • North Ga Mortgage / Loan Service / Bank
    • Real Estate with Mimi / Real Estate Agency
    • Mimi Schlenker - Real Estate with Mimi / Real Estate Agency

    Property Details for 249 Shadburn Ave

    Year built
    1950
    Construction
    WOOD
    Lot size
    0.27 lot acres
    Property size
    2,720 SF
    Zone code
    OI-OFFICE-INSTITUTIONAL
    Property type
    Investment properties
    Property subtype
    Live-work space
    APN
    7-294C-038
    APU
    7294C038

    Value Estimations

    based on Realmo’s proprietary methodology

    • CAP approach

      CAP Return
      Estimation
      6%
      $550,000
      6.5%
      $510,000
      7%
      $470,000

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $487,000
      Market price range: $215k - $703k

    • Alternative Use

      Use
      Estimation
      COMMERCIAL (GENERAL)
      $760,000
      Current use
      MEDICAL BUILDING
      $870,000
      Change: +15% Conversion: Easy
      RETAIL STORES
      $735,000
      Change: -3% Conversion: Easy
      NEIGHBORHOOD: SHOPPING CENTER
      $715,000
      Change: -6% Conversion: Difficult
      OFFICE BUILDING
      $665,000
      Change: -13% Conversion: Easy

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Buford
    County
    Gwinnett
    State
    Georgia
    Longitude
    -84.0088
    Latitude
    34.1191
    CBSA code
    12060
    CBSA name
    ATLANTA-SANDY SPRINGS-MARIETTA, GA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $2,474
    $56,040
    $116,360
    $172,400
    -
    $140,100
    $290,900
    $431,000

    Comparable in this City

    • Value Estimation by Request
      440 SF

      4700 Lee St

      OFFICE/RESIDENTIAL (MIXED USE) • 440 SF
      4700 Lee St, Buford, GA 30518-3032
      View Details
    • Value Estimation by Request
      1,008 SF

      4140 Lee St

      OFFICE/RESIDENTIAL (MIXED USE) • 1,008 SF
      4140 Lee St, Buford, GA 30518-3648
      View Details
    • Value Estimation
      $900,000
      4,914 SF

      345 Main St

      OFFICE/RESIDENTIAL (MIXED USE) • 4,914 SF
      345 Main St, Buford, GA 30518
      View Details
    • Value Estimation
      $2,675,000
      4,276 SF

      406 Shadburn Ave

      OFFICE/RESIDENTIAL (MIXED USE) • 4,276 SF
      406 Shadburn Ave, Buford, GA 30518-2592
      View Details
    • Value Estimation
      $500,000
      1,872 SF

      929 Buford Hwy

      OFFICE/RESIDENTIAL (MIXED USE) • 1,872 SF
      929 Buford Hwy, Sugar Hill, GA 30518-4829
      View Details
    • Value Estimation by Request
      1,360 SF

      4548 Thompson Ml Rd

      OFFICE/RESIDENTIAL (MIXED USE) • 1,360 SF
      4548 Thompson Ml Rd, Buford, GA 30518-3523
      View Details

    Similar Nearby for Sale

    • $1,490,000

      Downtown Sugar Hill Mixed-Use Opportunity

      Two freestanding buildings on 0.53 acres in Downtown Sugar Hill.
      4973 W Broad St, Sugar Hill, GA 30518
      View Details
    • $1,490,000
      2,596 SF

      Mixed-Use Buildings in Downtown Sugar Hill

      Two mixed-use buildings on 0.53 acres in high-traffic downtown.
      4973 W Broad St, Sugar Hill, GA 30518
      View Details
    • $431,200
      1,120 SF

      Buford Warehouse: $431,200

      Light Industrial Warehouse, 1,512 sqft
      4365 Lee St, Buford, GA 30518
      View Details
    • $266,200
      7.67 Acres

      Storage Caves For Sale

      Storage units under construction, completion estimated Q4 2025.
      6034 Lanier Islands Pkwy, Buford, GA 30518
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    • $950,000
      1.50 Acres

      Sugar Hill Commercial Land - 1.5 Acres

      Prime 1.5-acre commercial lot in Sugar Hill, GA.
      1010 Peachtree Industrial Blvd, Sugar Hill, GA 30518
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    • $599,000
      0.78 Acres

      Commercial Corner Lot on Highway

      Highly visible commercial lot with highway frontage and business potential.
      879 Gainesville Hwy, Buford, GA 30518
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    Similar Nearby for Lease

    • Contact for pricing
      8,000 SF

      Buford Retail/Automotive Space Available

      8,000 SF former Auto Zone in Buford, GA.
      1640 Buford Hwy, Buford, GA 30518
      View Details
    • Contact for pricing
      167,935 SF

      Lees Crossing Retail Center

      Buford, GA: Prime Retail Space Available
      4125 Ga Hwy 20, Buford, GA 30518
      View Details
    • $18 SF/Yr
      1,200 SF

      Buford Office Space: Prime Location

      Downtown Buford Office - 1200 sq ft
      245 Moreno St, Buford, GA 30518
      View Details
    • $8,300 /Mo
      66,647 SF

      Sugar Hill Commercial Space Available

      Newly renovated office space in prime Sugar Hill location.
      249 N Price Rd, Sugar Hill, GA 30518
      View Details
    • $11 SF/Yr

      Buford Warehouse Space Available

      16,000 SF warehouse space for lease in Buford, GA.
      4555 Atwater Ct, Buford, GA 30518
      View Details
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    Buford, GA 30518-2655
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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