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Property profile & analytics
OFF-MARKET
Estimated value
$965,000
Super regional malls
4120 Hwy 42nd S Locust Grove, GA 30248-4106
Entity Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US22-1683188
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
2001
Construction
STEEL FRAME
Total area
6,262 SF
Lot
1.38 ac (60,287 SF)
Zoning code
C1
APN
L06-05009000
UPID
US22-1683188
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$965k
Owner & transaction history
Perfect Partners Inv LLC · 13 yrs held
Perfect Partners Inv LLC
since 2013
4 recorded transactions
Zoning & alternative use
C1 · Locust Grove, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.3M
+29.2%
Retail stores
$1.3M
+25.7%
Commercial (general)
$1.1M
+5.5%
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 Locust Grove submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Locust Grove 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,000,000
Current use
AUTO REPAIR, GARAGE
$1,290,000
Change: +29% · Conversion: Difficult
RETAIL STORES
$1,255,000
Change: +26% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,055,000
Change: +5% · Conversion: Easy
Blend value · Realmo final
$965k
Range $869k – $1.06M · ±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
$154 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$20,373
Tax year 2024
Assessed value
$567,840
Assessed 2024
Previous assessed
$567,840
+0.0% YoY
Effective rate
3.59%
On assessed value
Assessed land
$144,680
Assessed improvement
$423,160
Land market value
$361,700
Improvement market value
$1,057,900
Total market value
$1,419,600
Applied tax rate
5.0000
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
2001
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
1
Units
1
Bathrooms
7
Total area
6,262 SF
Lot
1.38 ac (60,287 SF)
Zoning code
C1
APN
L06-05009000
UPID
US22-1683188
Jurisdiction
HENRY
Zoning & alternative use
C1 · Locust Grove, GA
Zoning C1 · permitted uses
C1 · Locust Grove, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Locust Grove. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$1.3M
RETAIL STORES
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER Current
AUTO REPAIR, GARAGE
RETAIL STORES
COMMERCIAL (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
2001
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Units
1
Bathrooms
7
Lot
1.38 ac
Current owner
From public records · entity-resolved
Perfect Partners Inv LLC
Entity
Mailing address
1336 MANDALAY CT SW, LILBURN, GA 30047-8930
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
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
Feb 15, 2013
—
Perfect Partners Inv LLC
Jeeba LLC
Quit Claim Deed
related
$1,407,000 · Peoples Community Nat'l Bank
Feb 15, 2013
$1,950,000
Perfect Partners Inv LLC
Jeeba LLC
Grant Deed
—
Dec 27, 2007
$1,200,000
Jeeba LLC
Corley Enterprises INC
Grant Deed
$1,193,100 · Smcpa Mortgage Co LLC
—
—
Perfect Partners Inv LLC
—
Deed Of Trust
related
$1,445,000 · Peoples Community Nat'l Bank
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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