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Property profile & analytics
OFF-MARKET
Estimated value
$845,000
Retail space
3409 Dogwood Dr Hapeville, GA 30354
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US22-0465529
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1950
Construction
WOOD
Total area
4,640 SF
Lot
0.3 ac (12,981 SF)
Zoning code
C2
APN
14 009800170179
UPID
US22-0465529
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
$835k
CAP Approach
CAP
$830k
Comparable Approach
Comparable
$676k
Blend (final)
Blend
$845k
Owner & transaction history
Early Achievers Preschool Academy I · 4 yrs held
Early Achievers Preschool Academy I
since 2022
Last sale
$875,000
7 recorded transactions
Zoning & alternative use
C2 · Hapeville, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.3M
+25.3%
Neighborhood: shopping center
$1.3M
+21.3%
Medical building
$1.3M
+21.2%
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 Hapeville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hapeville 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
$795,000
ML approach
$835,000
CAP Approach
CAP Return
Estimation
6%
$900,000
6.5%
$830,000
7%
$775,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,040,000
Current use
COMMERCIAL (GENERAL)
$1,305,000
Change: +25% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,265,000
Change: +21% · Conversion: Moderate
MEDICAL BUILDING
$1,260,000
Change: +21% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,180,000
Change: +13% · Conversion: Difficult
OFFICE BUILDING
$1,085,000
Change: +4% · Conversion: Easy
Blend value · Realmo final
$845k
Range $761k – $930k · ±10% · vs last sale $875k (Jan 5 2022)
Last sale anchor
$875k
Jan 5 2022
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
$182 / 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
$3,353
Tax year 2023
Assessed value
$118,800
Assessed 2023
Previous assessed
$118,800
+0.0% YoY
Effective rate
2.82%
On assessed value
Assessed land
$53,400
Assessed improvement
$65,400
Land market value
$133,500
Improvement market value
$163,500
Total market value
$297,000
Applied tax rate
30.0000
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
1950
Construction
WOOD
Heating
YES
Cooling
YES
Stories
1
Total area
4,640 SF
Lot
0.3 ac (12,981 SF)
Zoning code
C2
APN
14 009800170179
UPID
US22-0465529
Jurisdiction
FULTON
Zoning & alternative use
C2 · Hapeville, GA
Zoning C2 · permitted uses
C2 · Hapeville, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hapeville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.1M
RETAIL STORES Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE 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
1950
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Lot
0.3 ac
Current owner
From public records · entity-resolved
Early Achievers Preschool Academy I
Individual
Mailing address
1256 MORELAND AVE SE, ATLANTA, GA 30316-3255
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 5, 2022
$875,000
Early Achievers Preschool Academy I
Hapeville Dogwood Office LLC
Warranty Deed
$911,000 · Craft Bank
Jul 20, 2020
$330,000
Hapeville Dogwood Office LLC
3409 Dogwood LLC
Grant Deed
$462,000 · Iberiabank
Jul 20, 2020
—
Hapeville Dogwood Office LLC
3409 Dogwood LLC
Quit Claim Deed
related
—
Jun 13, 2019
—
3409 Dogwood LLC
Rabb,michael & Melanie
Grant Deed
related
$680,000 · Seacoast Cmrc Bk
Dec 15, 2017
$206,400
Michael Rabb
Nr Deed LLC
Grant Deed
—
Jun 17, 2016
—
Nr Deed LLC
Gsran LLC
Quit Claim Deed
related
—
Sep 13, 2013
$75,992
Chelita A Freeman
Nr Deed LLC
Quit Claim Deed
related
—
Apr 10, 2013
$60,000
Nr Deed LLC
Nar Specialty Group LLC
Quit Claim Deed
related
—
Jan 4, 2013
$60,000
Nar Specialty Group LLC
City Clerk Of Fulton County
Tax 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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