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Property profile & analytics
FOR SALE
Assisted living facilities
3500 Riverside Dr Macon, GA 31210
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US22-2180625
For Sale
$6,900,000
3500 Riverside Dr, Macon, GA 31210
View Listing →
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1982
Total area
54,030 SF
Lot
17.25 ac (751,410 SF)
Zoning code
C-2
APN
N044-0006
UPID
US22-2180625
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
-
New City Church Macon Church
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.33M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.52M
Owner & transaction history
New City Church INC · 4 yrs held
New City Church INC
since 2022
Last sale
$2.7M
2 recorded transactions
Zoning & alternative use
C-2 · Macon, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.4M
+144.5%
Medical building
$3.2M
+127.8%
Retail stores
$2.3M
+67.3%
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 Macon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Macon 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
$2,395,000
ML approach
$2,325,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,405,000
Change: +144% · Conversion: Difficult
MEDICAL BUILDING
$3,175,000
Change: +128% · Conversion: Difficult
RETAIL STORES
$2,330,000
Change: +67% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,240,000
Change: +61% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,200,000
Change: +58% · Conversion: Difficult
Blend value · Realmo final
$2.52M
Range $2.27M – $2.77M · ±10% · vs last sale $2.68M (Mar 14 2022)
Last sale anchor
$2.68M
Mar 14 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
$47 / 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
$55,405
Tax year 2023
Assessed value
$1,870,475
Assessed 2023
Previous assessed
$1,870,475
+0.0% YoY
Effective rate
2.96%
On assessed value
Assessed land
$312,315
Assessed improvement
$1,558,160
Land market value
$780,788
Improvement market value
$3,895,399
Total market value
$4,676,187
Applied tax rate
11.0000
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
For Sale
Year built
1982
Heating
NONE
Cooling
YES
Buildings
3
Stories
2
Total area
54,030 SF
Lot
17.25 ac (751,410 SF)
Zoning code
C-2
APN
N044-0006
UPID
US22-2180625
Jurisdiction
BIBB
Zoning & alternative use
C-2 · Macon, GA
Zoning C-2 · permitted uses
C-2 · Macon, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Macon. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$3.4M
MEDICAL BUILDING
Est. value
$3.2M
RETAIL STORES
Est. value
$2.3M
WAREHOUSE, STORAGE
Est. value
$2.2M
INDUSTRIAL (GENERAL)
Est. value
$2.2M
OFFICE BUILDING
MEDICAL BUILDING
RETAIL STORES
WAREHOUSE, STORAGE
INDUSTRIAL (GENERAL)
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
1982
Heating
NONE
Cooling
Yes
Stories
2
Buildings
3
Lot
17.25 ac
Current owner
From public records · entity-resolved
New City Church INC
Entity
Mailing address
1015 RIVERSIDE DR, MACON, GA 31201-1913
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 14, 2022
$2,675,000
New City Church INC
Ramsay Youth Services Of Georgia In
Limited Warranty Deed
$3,980,178 · Planters First Bank
Mar 14, 2022
—
New City Church INC
Ramsay Youth Services Of Georgia In
Quit Claim Deed
related
—
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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