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Property profile & analytics
OFF-MARKET
Estimated value
$1,560,000
Community centers
2526 Dawson Rd, Albany, GA 31707-1358
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US22-3767050
Property summary
AI-generated overview
Barclay Square, a 20,200-square-foot Class B retail center in Albany, Georgia, presents a compelling investment opportunity. This multi-tenant property, situated on a 1.62-acre lot at 2526 Dawson Rd (APN 040-2/00000/029), boasts a 100% occupancy rate with three tenants. The center, built in 1982 and extensively renovated in 2024, features a single-story building and offers significant upside potential. The current Net Operating Income (NOI) stands at $245,016, yielding a 9.00% capitalization rate at an asking price of $2,725,000. Recent lease extensions with long-term tenants, House of China (40 years at this location) and Shoe Box (36 years at this location), along with a new lease with Bin Palace (opened March 2024), demonstrate strong tenant history and stability. The average rent is currently $12 per square foot, significantly below the market rate of $16 per square foot (according to Costar). 67% of leases are gross leases with two years remaining, offering a future opportunity to convert to NNN leases. Recent capital expenditures include major roof repairs, HVAC upgrades, gutter repairs, façade improvements (including reglazing storefront windows and soffit repair), and parking lot resealing, all completed in 2023. This property offers a blend of established tenancy, recent improvements, and significant rental growth potential.
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1982
Construction
CONCRETE
Total area
18,380 SF
Lot
1.62 ac (70,567 SF)
Zoning code
C1
APN
040-2/00000/029
UPID
US22-3767050
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
-
House of China Restaurant II Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.59M
CAP Approach
CAP
$2.02M
Comparable Approach
Comparable
$953k
Blend (final)
Blend
$1.56M
Owner & transaction history
2526 Dawson LLC · 2 yrs held
2526 Dawson LLC
since 2023
Last sale
$1.5M
2 recorded transactions
Zoning & alternative use
C1 · Albany, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.7M
+18.1%
Commercial (general)
$1.7M
+16.1%
Retail stores
$1.5M
+2.8%
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 Albany submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Albany 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
$1,655,000
ML approach
$1,590,000
CAP Approach
CAP Return
Estimation
6%
$2,185,000
6.5%
$2,015,000
7%
$1,870,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,435,000
Current use
MEDICAL BUILDING
$1,690,000
Change: +18% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,665,000
Change: +16% · Conversion: Easy
RETAIL STORES
$1,470,000
Change: +3% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,435,000
Change: +0% · Conversion: Difficult
OFFICE BUILDING
$1,365,000
Change: -5% · Conversion: Moderate
Blend value · Realmo final
$1.56M
Range $1.40M – $1.72M · ±10% · vs last sale $1.50M (Dec 1 2023)
Last sale anchor
$1.50M
Dec 1 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
$85 / 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
$21,424
Tax year 2023
Assessed value
$459,840
Assessed 2023
Previous assessed
$459,840
+0.0% YoY
Effective rate
4.66%
On assessed value
Assessed land
$162,000
Assessed improvement
$297,840
Land market value
$405,000
Improvement market value
$744,600
Total market value
$1,149,600
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1982
Construction
CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Units
5
Rooms
10
Total area
18,380 SF
Lot
1.62 ac (70,567 SF)
Zoning code
C1
APN
040-2/00000/029
UPID
US22-3767050
Jurisdiction
DOUGHERTY
Zoning & alternative use
C1 · Albany, GA
Zoning C1 · permitted uses
C1 · Albany, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Albany. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$1.7M
RETAIL STORES
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
RETAIL STORES
AUTO REPAIR, GARAGE
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
1982
Construction
CONCRETE
Heating
CENTRAL
Cooling
Yes
Units
5
Rooms
10
Lot
1.62 ac
Current owner
From public records · entity-resolved
2526 Dawson LLC
Entity
Mailing address
2526 DAWSON RD, ALBANY, GA 31707-1358
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 1, 2023
$1,500,000
2526 Dawson LLC
F&b Carter LLC
Warranty Deed
$1,125,000 · Bank Of Herrin
Dec 22, 2010
—
Fred & Bobbie Carter Family Limited
F & B Carter LLC
Deed
—
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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