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Property profile & analytics
OFF-MARKET
Estimated value
$4,160,000
Office buildings
2962 Ember Dr Decatur, GA 30034-1536
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US22-0613244
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1974
Total area
24,792 SF
Lot
2.31 ac (100,624 SF)
Zoning code
C1
APN
15 121 02 030
UPID
US22-0613244
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
-
Loc Twista Hair Salon
-
Salon Suites on Eastside Hair Salon
-
Loc It Up Natural Hair Salon Hair Salon
-
Fabulous Hair Studio Hair Salon
-
SERENITY LASH STUDIO LLC Hair Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.45M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.16M
Owner & transaction history
Ip 2 LLC · 3 yrs held
Ip 2 LLC
since 2023
5 recorded transactions
Zoning & alternative use
C1 · Decatur, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$6.5M
+4.2%
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 Decatur submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Decatur 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%
$5,900,000
6.5%
$5,450,000
7%
$5,060,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$6,285,000
Current use
AUTO REPAIR, GARAGE
$6,545,000
Change: +4% · Conversion: Difficult
RETAIL STORES
$5,775,000
Change: -8% · Conversion: Moderate
MEDICAL BUILDING
$5,745,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$4.16M
Range $3.74M – $4.58M · ±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
$168 / 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
$98,549
Tax year 2024
Assessed value
$2,181,240
Assessed 2024
Previous assessed
$2,128,960
+2.5% YoY
Effective rate
4.52%
On assessed value
Assessed land
$37,137
Assessed improvement
$2,144,103
Land market value
$92,842
Improvement market value
$5,360,258
Total market value
$5,453,100
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1974
Heating
NONE
Cooling
YES
Buildings
2
Stories
2
Total area
24,792 SF
Lot
2.31 ac (100,624 SF)
Zoning code
C1
APN
15 121 02 030
UPID
US22-0613244
Jurisdiction
DE KALB
Zoning & alternative use
C1 · Decatur, GA
Zoning C1 · permitted uses
C1 · Decatur, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Decatur. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$6.3M
AUTO REPAIR, GARAGE
Est. value
$6.5M
RETAIL STORES
Est. value
$5.8M
MEDICAL BUILDING
Est. value
$5.7M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL 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
1974
Heating
NONE
Cooling
Yes
Stories
2
Buildings
2
Lot
2.31 ac
Current owner
From public records · entity-resolved
Ip 2 LLC
Entity
Mailing address
1801 BROADLEAF CT, TRINITY, FL 34655-4998
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Mar 28, 2023
$600,000
Ip 2 LLC
Yribus LLC
Quit Claim Deed
related
$600,000 · Yribus
Mar 22, 2018
—
Yribus LLC
—
Deed
related
$206,443 · Southern Bk/commerce
Mar 8, 2011
$1,095,378
City Natl Bk
City Natl Bk
Trustees Deed
related
—
—
—
Yribus LLC
—
Loan Modification
related
$206,443 · Southern Bk/commerce
—
—
Interstate East Management INC
—
Deed Of Trust
related
$1,000,000 · Imperial Capital 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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