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Property profile & analytics
OFF-MARKET
Estimated value
$3,555,000
Industrial properties
280 Industrial Blvd, Rincon, GA 31326-3305
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US22-3383927
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
2001
Construction
STEEL FRAME
Total area
55,200 SF
Lot
9.04 ac (393,782 SF)
Zoning code
I-1
APN
0429A006
UPID
US22-3383927
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
$3.78M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.23M
Blend (final)
Blend
$3.56M
Owner & transaction history
William David Horton · 3 yrs held
William David Horton
since 2022
Last sale
$3.4M
4 recorded transactions
Zoning & alternative use
I-1 · Rincon, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$5.0M
+81.3%
Medical building
$4.5M
+62.2%
Auto repair, garage
$4.4M
+60.2%
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 Rincon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rincon 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
$3,655,000
ML approach
$3,775,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,745,000
Current use
COMMERCIAL (GENERAL)
$4,980,000
Change: +81% · Conversion: Difficult
MEDICAL BUILDING
$4,455,000
Change: +62% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,400,000
Change: +60% · Conversion: Easy
Blend value · Realmo final
$3.56M
Range $3.20M – $3.91M · ±10% · vs last sale $3.40M (Nov 15 2022)
Last sale anchor
$3.40M
Nov 15 2022
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
$64 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$43,107
Tax year 2024
Assessed value
$1,543,264
Assessed 2024
Previous assessed
$1,543,264
+0.0% YoY
Effective rate
2.79%
On assessed value
Assessed land
$370,640
Assessed improvement
$1,172,624
Land market value
$926,600
Improvement market value
$2,931,559
Total market value
$3,858,159
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
2001
Construction
STEEL FRAME
Heating
NONE
Stories
1
Total area
55,200 SF
Lot
9.04 ac (393,782 SF)
Zoning code
I-1
APN
0429A006
UPID
US22-3383927
Jurisdiction
EFFINGHAM
Zoning & alternative use
I-1 · Rincon, GA
Zoning I-1 · permitted uses
I-1 · Rincon, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rincon. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$2.7M
COMMERCIAL (GENERAL)
Est. value
$5.0M
MEDICAL BUILDING
Est. value
$4.5M
AUTO REPAIR, GARAGE
Est. value
$4.4M
INDUSTRIAL (GENERAL) Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
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
2001
Construction
STEEL FRAME
Heating
NONE
Stories
1
Lot
9.04 ac
Current owner
From public records · entity-resolved
William David Horton
Individual
Mailing address
685 RALPH RAHN RD, RINCON, GA 31326-3118
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 15, 2022
$3,400,000
William David Horton
Effingham County Board Of Education
Warranty Deed
$3,400,000 · United Community Bank
Nov 30, 2011
$1,375,000
Effingham County Board Of Education
Branch Banking & Trust Company
Deed
—
Feb 23, 2009
—
Branch Banking & Trust Company
Vanguard Modular Building Systems L
Gift Deed
related
—
Jul 1, 2008
—
Branch Banking & Trust Company
Savannah Yacht Company 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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