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Property profile & analytics
OFF-MARKET
Estimated value
$2,075,000
Strip malls
3280 Mcever Rd Buford, GA 30518-1589
Entity Owned
11-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US22-1988009
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1986
Construction
STEEL FRAME
Total area
20,400 SF
Lot
3.98 ac (173,369 SF)
Zoning code
C-II
APN
07-299 -003-004
UPID
US22-1988009
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
-
Document Conversion Solutions (Bike/Boat/Book/etc) Store Printing Service
-
la cantina bar & grill Bar & Pub Restaurant
-
Bamboo Flowers (Bike/Boat/Book/etc) Store Florist
-
Magnolia Roofing and Restoration Roofing Company General Contractor
-
Quantum Services Ga, LLC. Custom T-Shirt Store Embroidery Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.47M
Blend (final)
Blend
$2.08M
Owner & transaction history
Westcroft Properties LLC · 11 yrs held
Westcroft Properties LLC
since 2015
5 recorded transactions
Zoning & alternative use
C-II · Buford, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.3M
+3.5%
Warehouse, storage
$3.2M
+1.7%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$3,160,000
Current use
OFFICE BUILDING
$3,270,000
Change: +3% · Conversion: Moderate
WAREHOUSE, STORAGE
$3,215,000
Change: +2% · Conversion: Difficult
RETAIL STORES
$3,130,000
Change: -1% · Conversion: Easy
Blend value · Realmo final
$2.08M
Range $1.87M – $2.28M · ±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
$102 / 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
$16,808
Tax year 2024
Assessed value
$802,120
Assessed 2024
Previous assessed
$802,120
+0.0% YoY
Effective rate
2.10%
On assessed value
Assessed land
$295,388
Assessed improvement
$506,732
Land market value
$738,470
Improvement market value
$1,266,830
Total market value
$2,005,300
Applied tax rate
8.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1986
Construction
STEEL FRAME
Heating
YES
Cooling
CENTRAL
Rooms
67
Bathrooms
1
Total area
20,400 SF
Lot
3.98 ac (173,369 SF)
Zoning code
C-II
APN
07-299 -003-004
UPID
US22-1988009
Jurisdiction
HALL
Zoning & alternative use
C-II · Buford, GA
Zoning C-II · permitted uses
C-II · Buford, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Buford. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$3.2M
OFFICE BUILDING
Est. value
$3.3M
WAREHOUSE, STORAGE
Est. value
$3.2M
RETAIL STORES
Est. value
$3.1M
NEIGHBORHOOD: SHOPPING CENTER Current
OFFICE BUILDING
WAREHOUSE, STORAGE
RETAIL STORES
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
1986
Construction
STEEL FRAME
Heating
YES
Cooling
Yes
Rooms
67
Bathrooms
1
Lot
3.98 ac
Current owner
From public records · entity-resolved
Westcroft Properties LLC
Entity
Mailing address
1065 WESTCROFT LN, ROSWELL, GA 30075-6019
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
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
Jul 1, 2015
—
Westcroft Properties LLC
Commercial Loan Solutions III
Quit Claim Deed
related
$335,000 · Bank Of North Ga
Jun 6, 2006
$1,300,000
Holiday Crossing LLC
Luu & Associates INC
Grant Deed
—
—
—
Holiday Crossing INC
—
Deed Of Trust
related
$161,601 · Suntrust Bank NA
—
—
Westcroft Properties LLC
—
Loan Modification
related
$335,000 · Synovus Bk
—
—
Westcroft Properties LLC
—
Loan Modification
related
$335,000 · Synovus 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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