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Property profile & analytics
OFF-MARKET
Estimated value
$6,065,000
Hotels
412 Thomas St Athens, GA 30601-2629
Entity Owned
Absentee Owner
Free & Clear
Property ID
US22-0965717
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
2017
Total area
125,888 SF
Lot
1.11 ac (48,352 SF)
Zoning code
C-D
APN
17-1-B1 C-003
UPID
US22-0965717
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
-
N Thomas St. Tour Operator
-
KMI ATM Atm
-
Hyatt Place Athens / Downtown Hotel & Motel
-
HYBAR Bar & Pub
-
P&G warehouse union city Coworking & Hybrid Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.07M
Owner & transaction history
Buckhead Athens Hotel LLC
Buckhead Athens Hotel LLC
since 2025
7 recorded transactions
Zoning & alternative use
C-D · Athens, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
uilding footprints, driveways, walkways and other paved or otherwise impervious areas are included in this calculation. Different zones have varying maximum lot coverage requirements, from 100% allowable coverage in the C-D (commercial-downtown) zone to 10% in the AR (Agricultural Residential) zone. MADISON ATHENS-CLARKE OCONEE REGIONAL TRANSPORTATION STUDY…
Zone name
Commercial Downtown
General category
COMMERCIAL
Zone area
182.51 ac
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 Athens submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Athens 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$48 / 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
$426,517
Tax year 2023
Assessed value
$11,993,216
Assessed 2023
Previous assessed
$11,993,216
+0.0% YoY
Effective rate
3.56%
On assessed value
Assessed land
$1,548,640
Assessed improvement
$10,444,576
Land market value
$3,871,600
Improvement market value
$26,111,439
Total market value
$29,983,039
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
2017
Heating
SOLAR
Buildings
2
Stories
2
Total area
125,888 SF
Lot
1.11 ac (48,352 SF)
Zoning code
C-D
APN
17-1-B1 C-003
UPID
US22-0965717
Jurisdiction
CLARKE
Zoning & alternative use
C-D · Athens, GAZoning C-D · permitted uses
C-D · Athens, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
uilding footprints, driveways, walkways and other paved or otherwise impervious areas are included in this calculation. Different zones have varying maximum lot coverage requirements, from 100% allowable coverage in the C-D (commercial-downtown) zone to 10% in the AR (Agricultural Residential) zone. MADISON ATHENS-CLARKE OCONEE REGIONAL TRANSPORTATION STUDY (MACORTS) MACORTS was formed in 1969 and includes all of Athens-Clarke County and t
Zone name
Commercial Downtown
General category
COMMERCIAL
Zone area
182.51 ac
Building & site characteristics
From public records
Year built
2017
Heating
SOLAR
Stories
2
Buildings
2
Lot
1.11 ac
Current owner
From public records · entity-resolved
Buckhead Athens Hotel LLC
Entity
Free & Clear · 0 yrs held
Mailing address
109 REGENCY CMNS DRE, GREER, SC 29650-5210
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 22, 2025
$51,400,000
Buckhead Athens Hotel LLC
West Park Club LLC
Deed
—
Aug 22, 2025
—
Buckhead Athens Hotel LLC
Westpark Club LLC
Quitclaim Deed
related
$20,000,000 · Synovus Bank
Oct 19, 2015
$5,200,000
Westpark Club LLC
Hancock Of Thomas LLC
Grant Deed
$4,279,000 · National Bk/ga
Nov 6, 2012
—
Unified Government Of Athens-clar
Hancock Of Thomas LLC
Quit Claim Deed
related
—
Mar 18, 2009
—
Hancock-thomas LLC
Hancock Towers Dev LLC
Quit Claim Deed
related
$1,781,130 · Chestate State Bank
Dec 28, 2004
$409,000
Hancock Towers Development LLC
Armentrout,roebuck M
Grant Deed
—
Dec 28, 2004
—
Hancock Towers Dev LLC
Owner Name Unavailable
Grant Deed
related
—
—
—
Four Twelve Thomas Dev Co LLC
—
Loan Modification
related
—
—
—
Hancock-thomas LLC
—
Loan Modification
related
$1,781,130 · Bank Of The Ozarks
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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