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2458 Limestone Pkwy, Gainesville, GA 30501
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Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2006
Total area
7,081 SF
Lot
0.88 ac (38,333 SF)
Zoning code
OI
APN
12 308008310320
UPID
US22-0065082
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.18M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.40M
Blend (final)
Blend
$4.27M
Owner & transaction history
since 2022
Last sale
$3.2M
3 recorded transactions
Zoning & alternative use
OI · Roswell, GA
Top alternative use upside
Apartment house (5+ units)
$4.9M
+105.9%
Commercial (general)
$4.8M
+100.2%
Restaurant
$3.8M
+59.4%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 13 comparables with addresses
7 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$4.27M
Value range
$3.84M – $4.70M
±10% around blend
Estimated value / SF
$603 / SF
Confidence
High
13 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
100
$3.84M
blend $4.27M
$4.70M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
7,081 SF
Lot area
0.88 ac
Year built
2006
Stories
1
APN
12 308008310320
Zoning
OI
Assessed value
$950,160
Annual tax
$26,819
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$3.92M
Weighted, 13 comps · high confidence
Evidence
13 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
5.5 mi away · 6,561 SF
13.0 mi away · 6,196 SF
13.3 mi away · 6,132 SF
13.6 mi away · 9,000 SF
13.8 mi away · 6,000 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$4.27M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 33 sales
$337
+79%
County 397 sales
$229
+163%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $603/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Apartment House (5+ Units)
Gross theoretical uplift
+106%
vs current-use indication
Commercial (general)
Restaurant
Retail Stores · current use
Neighborhood: Shopping Center
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 13 sales
Market rates by use type
PDF export
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Overview
Implied cap rate
2.10%
Implied, in-place cap rate for this retail space
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
NOI (est.)
$224k *
Last sale · Jun 2022
$3.20M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$10.67M
Move the market yield to see immediate price impact.
Value / SF
$1,506
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
1.60%2.10%2.60%
$202k
$12.60M
$9.60M
$7.75M
$224k
$14.00M
$10.67M
$8.62M
$246k
$15.40M
$11.73M
$9.48M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
13 found
High confidence · county-verified
Closest comparable
$7.75M
4.7 mi · Dec 2025 · $966/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$26,819
Tax year 2023
Assessed value
$950,160
Assessed 2023
Previous assessed
$577,960
+64.4% YoY
Effective rate
2.82%
On assessed value
Assessed land
$296,120
Assessed improvement
$654,040
Land market value
$740,300
Improvement market value
$1,635,100
Total market value
$2,375,400
Applied tax rate
45.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Lease
Year built
2006
Heating
YES
Cooling
YES
Stories
1
Total area
7,081 SF
Lot
0.88 ac (38,333 SF)
Zoning code
OI
APN
12 308008310320
UPID
US22-0065082
Jurisdiction
FULTON
Zoning & alternative use
OI · Roswell, GAZoning OI · permitted uses
OI · Roswell, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2006
Heating
YES
Cooling
Yes
Stories
1
Lot
0.88 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
OI
Jurisdiction
Roswell, GA
Recorded code
OI
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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