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Property profile & analytics
OFF-MARKET
Estimated value
$8,460,000
Retail space
303 Charlie Watts Dr Dallas, GA 30157-4907
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US22-2519041
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2011
Total area
14,742 SF
Lot
2.37 ac (103,237 SF)
Zoning code
B2
APN
138.3.4.037.0000
UPID
US22-2519041
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
-
Walgreens Photo (Bike/Boat/Book/etc) Store
-
Walgreens Pharmacy Pharmacy
-
Walgreens Pharmacy
-
Western Union Bank Credit Union
-
COVID-19 Drive-Thru Testing at Walgreens Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.73M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.46M
Owner & transaction history
Macland Ents LLC · 6 yrs held
Macland Ents LLC
since 2020
Last sale
$8.3M
4 recorded transactions
Zoning & alternative use
B2 · Dallas, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.9M
+88.9%
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 Dallas submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Dallas 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
$8,570,000
ML approach
$8,730,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$5,870,000
Change: +89% · Conversion: Easy
Blend value · Realmo final
$8.46M
Range $7.61M – $9.31M · ±10% · vs last sale $8.28M (Mar 13 2020)
Last sale anchor
$8.28M
Mar 13 2020
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
$574 / 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
$41,426
Tax year 2023
Assessed value
$1,369,920
Assessed 2023
Previous assessed
$1,369,920
+0.0% YoY
Effective rate
3.02%
On assessed value
Assessed land
$656,672
Assessed improvement
$713,248
Land market value
$1,641,681
Improvement market value
$1,783,119
Total market value
$3,424,800
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2011
Heating
YES
Cooling
AC.PACKAGE
Bathrooms
4
Total area
14,742 SF
Lot
2.37 ac (103,237 SF)
Zoning code
B2
APN
138.3.4.037.0000
UPID
US22-2519041
Jurisdiction
PAULDING
Zoning & alternative use
B2 · Dallas, GA
Zoning B2 · permitted uses
B2 · Dallas, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Dallas. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$5.9M
RESTAURANT
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
2011
Heating
YES
Cooling
Yes
Bathrooms
4
Lot
2.37 ac
Current owner
From public records · entity-resolved
Macland Ents LLC
Entity
Mailing address
4560 HARRIS TRL, ATLANTA, GA 30327-3824
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
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
Mar 13, 2020
$8,275,000
Macland Ents LLC
Shri Ents INC
Grant Deed
$5,395,000 · United Cmnty Bk
Nov 22, 2016
$8,800,000
Shri Ents INC
Silver Fox Real Estate Holding
Grant Deed
—
Nov 22, 2016
—
Shri Enterprises INC
—
Deed
related
$4,372,270 · Wells Fargo Bank NA
Sep 16, 2014
$8,550,000
Silver Fox Real Estate Holding
Us R/e LP
Grant Deed
$5,550,000 · Wells Fargo Bk
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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