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Property profile & analytics
OFF-MARKET
Estimated value
$1,200,000
Grocery and convenience stores
2765 Houston Ave Macon, GA 31206-2217
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US22-2552518
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1984
Total area
4,646 SF
Lot
0.81 ac (35,284 SF)
Zoning code
C-2
APN
P092-0035
UPID
US22-2552518
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
-
CoinFlip Bitcoin ATM Money Transfer Service Atm
-
Kings Food Mart Grocery & Convenience Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.20M
CAP Approach
CAP
$790k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.20M
Owner & transaction history
Vency Investment Group LLC · 2 yrs held
Vency Investment Group LLC
since 2024
Last sale
$1.2M
5 recorded transactions
Zoning & alternative use
C-2 · 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
Method
Estimation
Statistic approach
$1,200,000
ML approach
$1,200,000
CAP Approach
CAP Return
Estimation
6%
$855,000
6.5%
$790,000
7%
$735,000
Blend value · Realmo final
$1.20M
Range $1.08M – $1.32M · ±10% · vs last sale $1.20M (May 23 2024)
Last sale anchor
$1.20M
May 23 2024
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
$258 / 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
$4,954
Tax year 2023
Assessed value
$154,498
Assessed 2023
Previous assessed
$154,498
+0.0% YoY
Effective rate
3.21%
On assessed value
Assessed land
$50,163
Assessed improvement
$104,335
Land market value
$125,408
Improvement market value
$260,838
Total market value
$386,246
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
1984
Heating
NONE
Cooling
YES
Stories
1
Total area
4,646 SF
Lot
0.81 ac (35,284 SF)
Zoning code
C-2
APN
P092-0035
UPID
US22-2552518
Jurisdiction
BIBB
Zoning & alternative use
C-2 · Macon, GA
Zoning C-2 · permitted uses
C-2 · 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
1984
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.81 ac
Current owner
From public records · entity-resolved
Vency Investment Group LLC
Entity
Free & Clear · 2 yrs held
Mailing address
2225 JOHNSON FRY RD, MARIETTA, GA 30062-6028
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 23, 2024
$1,200,000
Vency Investment Group LLC
S & S Business Group LLC
Limited Warranty Deed
—
Feb 5, 2020
$425,000
S & S Business Group LLC
Ashna Properties LLC
Grant Deed
$425,000 · Ashna Properties LLC
Mar 15, 2007
$305,000
Ashna Properties LLC
Ballard,walter E SR & Ruby J
Warranty Deed
$245,000 · Walter E SR & Ruby J Ballard
—
—
Ashna Properties LLC
—
Deed Of Trust
related
$50,000 · Capital City Bank
—
—
Ashna Properties LLC
—
Deed Of Trust
related
$100,000 · Capital City 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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