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Property profile & analytics
OFF-MARKET
Estimated value
$670,000
Investment properties
278 Main St Buford, GA 30518-3039
Individually Owned
9-yr Hold
Property ID
US22-0159287
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1887
Construction
WOOD
Total area
4,032 SF
Lot
0.37 ac (16,117 SF)
Zoning code
C2-GENERAL BUSINESS
APN
7-294D-162
UPID
US22-0159287
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
-
KeVIN S. KOVALCHIK, LLC. Consultant
-
Dale R Bubba Samuels LLC Law Firm
-
trtcs Consultant
-
The Samuels Firm Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$755k
Comparable Approach
Comparable
$606k
Blend (final)
Blend
$670k
Owner & transaction history
Charles B Mabry · 9 yrs held
Charles B Mabry
since 2016
3 recorded transactions
Zoning & alternative use
C2-GENERAL BUSINESS · Buford, GA
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 Buford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Buford 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$815,000
6.5%
$755,000
7%
$700,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,090,000
Change: -3% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,060,000
Change: -6% · Conversion: Difficult
OFFICE BUILDING
$985,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$670k
Range $603k – $737k · ±10%
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
$166 / 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
$3,071
Tax year 2023
Assessed value
$214,000
Assessed 2023
Previous assessed
$214,000
+0.0% YoY
Effective rate
1.44%
On assessed value
Assessed land
$78,120
Assessed improvement
$135,880
Land market value
$195,300
Improvement market value
$339,700
Total market value
$535,000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1887
Construction
WOOD
Heating
NONE
Cooling
NONE
Stories
2
Rooms
11
Bathrooms
2
Total area
4,032 SF
Lot
0.37 ac (16,117 SF)
Zoning code
C2-GENERAL BUSINESS
APN
7-294D-162
UPID
US22-0159287
Jurisdiction
GWINNETT
Zoning & alternative use
C2-GENERAL BUSINESS · Buford, GAZoning C2-GENERAL BUSINESS · permitted uses
C2-GENERAL BUSINESS · Buford, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
ARTICLE VI
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
OFFICE BUILDING
Est. value
$985,000
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
1887
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
2
Rooms
11
Bathrooms
2
Lot
0.37 ac
Current owner
From public records · entity-resolved
Charles B Mabry
Individual
Mailing address
278 W MAIN ST, BUFORD, GA 30518-3039
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 16, 2016
—
Charles B Mabry
Samuels Group Holdings LLC
Quit Claim Deed
related
—
Dec 4, 2014
$505,000
Samuels Group Holdings LLC
Brown,anne M
Grant Deed
related
$525,000 · Suntrust Bk
—
—
Anne M Brown
—
Deed Of Trust
related
$249,301 · Peoples Bank & Trust
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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