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Property profile & analytics
OFF-MARKET
Estimated value
$4,320,000
Hotels
3963 Riv Pl Dr Macon, GA 31210-1730
Entity Owned
11-yr Hold
Free & Clear
Property ID
US22-2094784
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
2016
Total area
48,524 SF
Lot
1.8 ac (78,408 SF)
Zoning code
C-2
APN
N042-0021
UPID
US22-2094784
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
-
Home2 Suites by Hilton Macon I-75 North Hotel & Motel
-
central georgia technical college High School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.43M
Comparable Approach
Comparable
$4.48M
Blend (final)
Blend
$4.32M
Owner & transaction history
Chg River Chase LLC · 11 yrs held
Chg River Chase LLC
since 2014
5 recorded transactions
Zoning & alternative use
C-2 · Macon, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
hapter 8 - R-1AAA and R-1AAAA Single Family Chapter 9 - R-1AA, R-1A, and R-1 Single Family Chapter 10 - R-2A and R-2 Two-Family Chapter 11 - R-3 Multifamily Chapter 12 - C-1 Neighborhood Commercial District Chapter 13 - C-2 General Commercial District Chapter 13A - CBD-1 Central Business District Chapter 13B - CBD-2 Central Business District Chapter 14 - C-4…
Zone name
General Commercial District
General category
COMMERCIAL
Zone area
1,879.27 ac
Source
Planning & Zoning Commission
Top alternative use upside
Medical building
$6.2M
+60.7%
Retail stores
$4.3M
+10.5%
Neighborhood: shopping center
$4.1M
+4.7%
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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$5,875,000
6.5%
$5,425,000
7%
$5,040,000
Alternative Use
Use
Estimation
HOTEL/MOTEL
$3,875,000
Current use
MEDICAL BUILDING
$6,225,000
Change: +61% · Conversion: Difficult
RETAIL STORES
$4,280,000
Change: +10% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,055,000
Change: +5% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$3,680,000
Change: -5% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,390,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$4.32M
Range $3.89M – $4.75M · ±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
$89 / 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
$92,951
Tax year 2023
Assessed value
$3,138,000
Assessed 2023
Previous assessed
$3,138,000
+0.0% YoY
Effective rate
2.96%
On assessed value
Assessed land
$252,000
Assessed improvement
$2,886,000
Land market value
$630,000
Improvement market value
$7,215,000
Total market value
$7,845,000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
2016
Heating
NONE
Total area
48,524 SF
Lot
1.8 ac (78,408 SF)
Zoning code
C-2
APN
N042-0021
UPID
US22-2094784
Jurisdiction
BIBB
Zoning & alternative use
C-2 · Macon, GAZoning 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
Zoning description
hapter 8 - R-1AAA and R-1AAAA Single Family Chapter 9 - R-1AA, R-1A, and R-1 Single Family Chapter 10 - R-2A and R-2 Two-Family Chapter 11 - R-3 Multifamily Chapter 12 - C-1 Neighborhood Commercial District Chapter 13 - C-2 General Commercial District Chapter 13A - CBD-1 Central Business District Chapter 13B - CBD-2 Central Business District Chapter 14 - C-4 Highway Commercial District Chapter 15 - C-5 Neighborhood Convenience Center Distr
Zone name
General Commercial District
General category
COMMERCIAL
Zone area
1,879.27 ac
Source
Planning & Zoning Commission
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$3.9M
MEDICAL BUILDING
Est. value
$6.2M
RETAIL STORES
Est. value
$4.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.1M
INDUSTRIAL (GENERAL)
Est. value
$3.7M
AUTO REPAIR, GARAGE
Est. value
$3.4M
HOTEL/MOTEL Current
MEDICAL BUILDING
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
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
2016
Heating
NONE
Lot
1.8 ac
Current owner
From public records · entity-resolved
Chg River Chase LLC
Entity
Free & Clear · 11 yrs held
Mailing address
3954 RIV PL DR, MACON, GA 31210-1724
Ownership since
2014
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
Feb 16, 2017
—
Chg Riverchase LLC
—
Deed
related
$3,792,000 · Atlantic Cap Bk
Feb 7, 2017
—
Chg River Chase LLC
—
Deed
related
$2,252,000 · Private Individual
Oct 15, 2014
—
Chg River Chase LLC
River Chase Hospitality INC
Quit Claim Deed
related
—
—
—
Chg Riverchase LLC
—
Loan Modification
related
$3,792,000 · Atlantic Cap Bk
—
—
Chg River Chase LLC
—
Deed Of Trust
related
$2,252,000 · Private Individual
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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