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Property profile & analytics
OFF-MARKET
Estimated value
$6,885,000
Assisted living facilities
3177 Gravel Spgs Rd Buford, GA 30519-4416
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US22-1372000
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2012
Construction
WOOD
Total area
47,136 SF
Lot
3.46 ac (150,718 SF)
Zoning code
C2-GENERAL BUSINESS
APN
7-177 -002B
UPID
US22-1372000
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
$8.05M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.89M
Owner & transaction history
Mainstay Healthcare Sugar Hill Rene · 3 yrs held
Mainstay Healthcare Sugar Hill Rene
since 2023
Last sale
$6.8M
6 recorded transactions
Zoning & alternative use
C2-GENERAL BUSINESS · Buford, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
ARTICLE VI
Top alternative use upside
Restaurant
$10.2M
+677.2%
Commercial (general)
$8.1M
+518.5%
Auto repair, garage
$7.2M
+450.3%
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
$7,150,000
ML approach
$8,050,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$10,175,000
Change: +677% · Conversion: Difficult
COMMERCIAL (GENERAL)
$8,095,000
Change: +518% · Conversion: Difficult
AUTO REPAIR, GARAGE
$7,205,000
Change: +450% · Conversion: Difficult
OFFICE BUILDING
$6,025,000
Change: +360% · Conversion: Difficult
MEDICAL BUILDING
$5,705,000
Change: +336% · Conversion: Difficult
Blend value · Realmo final
$6.89M
Range $6.20M – $7.57M · ±10% · vs last sale $6.75M (Jul 6 2023)
Last sale anchor
$6.75M
Jul 6 2023
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
$146 / 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
$33,281
Tax year 2023
Assessed value
$2,319,200
Assessed 2023
Previous assessed
$2,319,200
+0.0% YoY
Effective rate
1.44%
On assessed value
Assessed land
$338,240
Assessed improvement
$1,980,960
Land market value
$845,600
Improvement market value
$4,952,400
Total market value
$5,798,000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2012
Construction
WOOD
Heating
CENTRAL
Cooling
NONE
Stories
2
Rooms
7
Bathrooms
2
Total area
47,136 SF
Lot
3.46 ac (150,718 SF)
Zoning code
C2-GENERAL BUSINESS
APN
7-177 -002B
UPID
US22-1372000
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
RESTAURANT
Est. value
$10.2M
COMMERCIAL (GENERAL)
Est. value
$8.1M
AUTO REPAIR, GARAGE
Est. value
$7.2M
OFFICE BUILDING
Est. value
$6.0M
MEDICAL BUILDING
Est. value
$5.7M
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
2012
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Rooms
7
Bathrooms
2
Lot
3.46 ac
Current owner
From public records · entity-resolved
Mainstay Healthcare Sugar Hill Rene
Individual
Mailing address
1 SEAGATE, TOLEDO, OH 43604-1442
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 6, 2023
$6,750,000
Mainstay Healthcare Sugar Hill Rene
3177 Gravel Springs Road LLC
Limited Warranty Deed
$5,343,750 · Hometrust Bank
Feb 21, 2020
$5,315,000
3177 Gravel Springs Road LLC
Snr 23 Ivy Springs Owner LLC
Warranty Deed
related
$80,275,032 · Capital One Nat'l Assn
Apr 29, 2015
$18,210,000
Srn 23 Ivy Springs Owner LLC
Pinpoint Omp Ivy Springs LLC
Grant Deed
$13,704,000 · Greystone Svcg
Apr 29, 2015
—
Snr 23 Ivy Springs Owner LLC
Pinpoint Omp Ivy Springs LLC
Quit Claim Deed
related
—
Apr 12, 2011
$1,300,000
Pinpoint Omp Ivy Springs LLC
Gravel Springs II LLC
Grant Deed
$9,073,751 · Community Southern Bank
Mar 11, 2004
$534,300
Gravel Springs II LLC
Broadwell,betty
Grant 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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