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Property profile & analytics
OFF-MARKET
Estimated value
$1,375,000
Outlet malls
2586 Hwy 101st S, Villa Rica, GA 30180-3539
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US22-1999152
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2011
Construction
STEEL FRAME
Total area
9,167 SF
Lot
1.79 ac (77,972 SF)
Zoning code
C
APN
144- -0259
UPID
US22-1999152
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.44M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.57M
Blend (final)
Blend
$1.38M
Owner & transaction history
Arizona Properties LLC · 4 yrs held
Arizona Properties LLC
since 2021
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
C · Villa Rica, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.1M
+41.7%
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 Villa Rica submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Villa Rica 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
$1,410,000
ML approach
$1,435,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,455,000
Current use
COMMERCIAL (GENERAL)
$2,060,000
Change: +42% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,425,000
Change: -2% · Conversion: Difficult
Blend value · Realmo final
$1.38M
Range $1.24M – $1.51M · ±10% · vs last sale $1.35M (Jul 23 2021)
Last sale anchor
$1.35M
Jul 23 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
$150 / 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
$8,367
Tax year 2023
Assessed value
$333,624
Assessed 2023
Previous assessed
$239,392
+39.4% YoY
Effective rate
2.51%
On assessed value
Assessed land
$103,104
Assessed improvement
$230,520
Land market value
$257,760
Improvement market value
$576,301
Total market value
$834,061
Applied tax rate
2.0000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
2011
Construction
STEEL FRAME
Heating
NONE
Buildings
2
Total area
9,167 SF
Lot
1.79 ac (77,972 SF)
Zoning code
C
APN
144- -0259
UPID
US22-1999152
Jurisdiction
CARROLL
Zoning & alternative use
C · Villa Rica, GA
Zoning C · permitted uses
C · Villa Rica, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Villa Rica. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$2.1M
AUTO REPAIR, GARAGE
Est. value
$1.4M
RETAIL STORES Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
2011
Construction
STEEL FRAME
Heating
NONE
Buildings
2
Lot
1.79 ac
Current owner
From public records · entity-resolved
Arizona Properties LLC
Entity
Mailing address
24200 N ALMA SCHOOL RD UNIT #26, SCOTTSDALE, AZ 85255-3002
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 23, 2021
$1,350,000
Arizona Properties LLC
William Ausen
Limited Warranty Deed
$1,061,000 · First Oklahoma Bank
Nov 6, 2018
—
Janet Sprayberry
Sprayberry,arlon W
Quit Claim Deed
related
—
Aug 27, 2018
—
Janet Sprayberry
Sprayberry,arlon W
Quit Claim Deed
related
—
Aug 24, 2011
$1,067,000
Barry,david L Trust
Hibbymo Properties-villa Rica
Grant Deed
$710,000 · Standard Insurance Co
Aug 11, 2011
$1,067,000
Barry,david L Tr
Hibbymo Properties Villa Rica LLC
Grant Deed
—
Apr 21, 2011
$98,500
Hibbymo Props-villa Rica LLC
Weaver,steve J
Warranty Deed
$735,905 · United Community Bank
Apr 19, 2011
$98,500
Poperties Villa Rica L Hibbymo
Weaver,steve J
Grant Deed
$735,905 · United Community Bank
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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