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Property profile & analytics
OFF-MARKET
Assisted living facilities
250 Water Tower Ct Macon, GA 31210-4865
Entity Owned
1-yr Hold
Free & Clear
Property ID
US22-1989148
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1998
Construction
FRAME
Total area
25,606 SF
Lot
3.94 ac (171,626 SF)
Zoning code
PDE/R-3
APN
N061-0180
UPID
US22-1989148
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
-
Madison Heights at The Prado Nursing Home Retirement Community
-
Flint River Retirement Community Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Bre Knight Sh Ga Owner LLC · 1 yrs held
Bre Knight Sh Ga Owner LLC
since 2025
Last sale
$3.3M
7 recorded transactions
Zoning & alternative use
PDE/R-3 · Macon, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Macon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Macon 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$85,548
Tax year 2023
Assessed value
$998,718
Assessed 2023
Previous assessed
$998,718
+0.0% YoY
Effective rate
8.57%
On assessed value
Assessed land
$109,988
Assessed improvement
$888,730
Land market value
$274,970
Improvement market value
$2,221,825
Total market value
$2,496,795
Applied tax rate
11.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1998
Construction
FRAME
Heating
NONE
Cooling
YES
Stories
1
Total area
25,606 SF
Lot
3.94 ac (171,626 SF)
Zoning code
PDE/R-3
APN
N061-0180
UPID
US22-1989148
Jurisdiction
BIBB
Zoning & alternative use
PDE/R-3 · Macon, GA
Zoning PDE/R-3 · permitted uses
PDE/R-3 · Macon, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Macon. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1998
Construction
FRAME
Heating
NONE
Cooling
Yes
Stories
1
Lot
3.94 ac
Current owner
From public records · entity-resolved
Bre Knight Sh Ga Owner LLC
Entity
Free & Clear · 1 yrs held
Mailing address
1505 S HOWARD AVE, TAMPA, FL 33606-3127
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 21, 2025
—
Bre Knight Sh Ga Owner LLC
Fannie Mae
Quitclaim Deed
related
—
Mar 21, 2025
$3,252,365
Bibb Healthcare Properties INC
Bre Knight Sh Ga Owner LLC
Deed
—
Nov 14, 2012
$12,800,000
Hcp Sh Elp2 Properties LLC
Bres Of Sw Flint River LLC
Grant Deed
—
Oct 31, 2012
$12,800,000
Hcp Sh Elp2 Properties LLC
Bre Sw Flint River LLC
Grant Deed
—
Oct 12, 2007
$296,399
Klassens Rosemont 6 LLC
Macon Senior Living Prop LLC
Warranty Deed
—
Oct 8, 2007
$57,279
Henriksens Rosemont 6 LLC
Macon Senior Living Prop LLC
Warranty Deed
—
Oct 8, 2007
$45,842
Wassons Rosemont 6 LLC
Macon Senior Living Prop LLC
Warranty Deed
—
Oct 8, 2007
$118,950
Fenders Rosemont 6 LLC
Macon Senior Living Prop LLC
Warranty Deed
—
Sep 13, 2007
$91,592
Emrys Rosemont 6 LLC
Macon Senior Living Prop LLC
Warranty Deed
—
Sep 13, 2007
$61,306
Meyers Rosemont 6 LLC
Macon Senior Living Prop LLC
Warranty Deed
—
Aug 29, 2007
$61,000
Peabodys Rosemont 6 LLC
Macon Senior Living Prop LLC
Warranty Deed
—
Aug 29, 2007
$94,364
Billings Rosemont 6 LLC
Macon Senior Living Prop LLC
Warranty Deed
—
Aug 29, 2007
$137,342
Elwacos Rosemont 6 LLC
Macon Senior Living Prop LLC
Warranty Deed
—
Aug 29, 2007
$203,683
T Dailys Rosemont 6 LLC
Macon Senior Living Prop LLC
Warranty Deed
—
Aug 29, 2007
$91,592
Wilsons Rosemont 6 LLC
Macon Senior Living Prop LLC
Warranty Deed
—
Jan 5, 2007
$5,500,000
Macon Senior Living Property LLC
Macon Senoir Living Partners LLC
Grant Deed
related
$51,076,500 · General Electric Capital Corp
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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