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Property profile & analytics
OFF-MARKET
Estimated value
$2,100,000
Medical Office Space
3850 Pleasant Hl Rd Duluth, GA 30096-4807
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US22-0878752
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1995
Total area
10,888 SF
Lot
1.02 ac (44,431 SF)
Zoning code
C2-GENERAL BUSINESS
APN
6-295 -093
UPID
US22-0878752
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
-
Leah Umbehant Physician
-
Friedman Tracy Physician
-
Dr. Stephanie Gardner Physician
-
Dr. Weston Waxweiler Physician Medical Clinic
-
Holly Musgrove, PA-C Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.43M
Comparable Approach
Comparable
$1.60M
Blend (final)
Blend
$2.10M
Owner & transaction history
Cstore Harvard Arundel LLC · 1 yrs held
Cstore Harvard Arundel LLC
since 2024
4 recorded transactions
Zoning & alternative use
C2-GENERAL BUSINESS · Duluth, 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 Duluth submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Duluth 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%
$2,630,000
6.5%
$2,430,000
7%
$2,255,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$3,490,000
Current use
RETAIL STORES
$2,940,000
Change: -16% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,870,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$2.10M
Range $1.89M – $2.31M · ±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
$193 / 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
$24,666
Tax year 2023
Assessed value
$768,400
Assessed 2023
Previous assessed
$768,400
+0.0% YoY
Effective rate
3.21%
On assessed value
Assessed land
$161,720
Assessed improvement
$606,680
Land market value
$404,300
Improvement market value
$1,516,700
Total market value
$1,921,000
Applied tax rate
4.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1995
Heating
YES
Cooling
NONE
Stories
1
Total area
10,888 SF
Lot
1.02 ac (44,431 SF)
Zoning code
C2-GENERAL BUSINESS
APN
6-295 -093
UPID
US22-0878752
Jurisdiction
GWINNETT
Zoning & alternative use
C2-GENERAL BUSINESS · Duluth, GA
Zoning C2-GENERAL BUSINESS · permitted uses
C2-GENERAL BUSINESS · Duluth, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Duluth. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$3.5M
RETAIL STORES
Est. value
$2.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.9M
MEDICAL BUILDING Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
1995
Heating
YES
Cooling
Yes
Stories
1
Lot
1.02 ac
Current owner
From public records · entity-resolved
Cstore Harvard Arundel LLC
Entity
Mailing address
3850 PLEASANT HL RD, DULUTH, GA 30096-4807
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 13, 2024
—
Cstore Harvard Arundel LLC
—
Deed
related
$3,500,000 · Woodmen Of The World Life Insurance Soci
Sep 7, 2023
—
Cstore Harvard Arundel LLC
—
Deed
related
$3,500,000 · Woodmen Of The World Life Insurance Soci
—
—
Sdd LLC
—
Loan Modification
related
$1,180,000 · Branch Bk&tr
—
—
Sdd LLC
—
Deed Of Trust
related
$1,180,000 · Branch Banking & Trust Co
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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