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Property profile & analytics
OFF-MARKET
Estimated value
$1,010,000
Office Spaces
3786 Noel C Conaway Rd Guyton, GA 31312-6514
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US22-3489089
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2015
Total area
7,904 SF
Lot
2.01 ac (87,556 SF)
Zoning code
B-2
APN
4360071
UPID
US22-3489089
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
by Request
CAP Approach
CAP
$1.38M
Comparable Approach
Comparable
$1.38M
Blend (final)
Blend
$1.01M
Owner & transaction history
Venetian Elegant Events LLC · 1 yrs held
Venetian Elegant Events LLC
since 2025
Last sale
$731,800
2 recorded transactions
Zoning & alternative use
B-2 · Guyton, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Guyton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Guyton 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%
$1,490,000
6.5%
$1,375,000
7%
$1,280,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,250,000
Current use
RETAIL STORES
$1,110,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$1.01M
Range $909k – $1.11M · ±10% · vs last sale $732k (Mar 12 2025)
Last sale anchor
$732k
Mar 12 2025
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
$128 / 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
$6,103
Tax year 2023
Assessed value
$217,604
Assessed 2023
Previous assessed
$217,604
+0.0% YoY
Effective rate
2.80%
On assessed value
Assessed land
$68,294
Assessed improvement
$149,310
Land market value
$170,734
Improvement market value
$373,275
Total market value
$544,009
Applied tax rate
1.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
2015
Heating
CENTRAL
Cooling
CENTRAL
Total area
7,904 SF
Lot
2.01 ac (87,556 SF)
Zoning code
B-2
APN
4360071
UPID
US22-3489089
Jurisdiction
EFFINGHAM
Zoning & alternative use
B-2 · Guyton, GAZoning B-2 · permitted uses
B-2 · Guyton, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.3M
RETAIL STORES
Est. value
$1.1M
COMMERCIAL (GENERAL) Current
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
2015
Heating
CENTRAL
Cooling
Yes
Lot
2.01 ac
Current owner
From public records · entity-resolved
Venetian Elegant Events LLC
Entity
Mailing address
133 MCNAMEE LN, GUYTON, GA 31312-5964
Ownership since
2025
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
Jun 12, 2025
$731,800
Venetian Elegant Events LLC
Joseph Mcnamee
Warranty Deed
$672,000 · Mcnamee Joseph
Oct 12, 2007
$115,000
Joseph Mcnamee
A Louise Andrews
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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