Entity Owned Property summary
AI-generated overview
A one-story office building with a basement located near Downtown Woodstock, providing a total of 8,800 square feet of office space configured as four separate office suites (approximately 2,200 square feet per suite). Each suite includes multiple office rooms, a reception area, a conference room, a kitchen and eating area, two bathrooms, and storage space. The suites have interior updates including new paint, flooring, and lighting. The property includes 18 dedicated parking spaces and sits on a 0.41-acre lot, with convenient access to HWY 92 and HWY 575. The building is equipped with interior sprinklers, and common area/land-related maintenance responsibilities are associated with tenant-paid CAM, including items such as water/sewage use, trash, interior sprinkler maintenance, lot and landscape maintenance, and exterior replacement insurance coverage.
Property profile
Verified
Property type
Other office properties
Use group
CONDOMINIUM OFFICES
Year built
1999
Construction
WOOD
Total area
4,464 SF
Lot
0.19 ac (8,451 SF)
Zoning code
GC
APN
15N12F 413
UPID
US22-0043181
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.30M
CAP Approach
CAP
$980k
Comparable Approach
Comparable
$820k
Blend (final)
Blend
$1.25M
Owner & transaction history
since 2023
Last sale
$1.3M
3 recorded transactions
Zoning & alternative use
GC · Woodstock, GA
Top alternative use upside
Medical building
$1.7M
+92.3%
Neighborhood: shopping center
$1.4M
+57.1%
Commercial (general)
$1.3M
+44.8%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 9 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.25M
Value range
$1.12M – $1.37M
±10% around blend
Estimated value / SF
$279 / SF
Confidence
High
9 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
90
$1.12M
blend $1.25M
$1.37M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,464 SF
Lot area
0.19 ac
Year built
1999
Stories
1
APN
15N12F 413
Zoning
GC
Assessed value
$94,802
Annual tax
$2,749
3
Income approach: direct capitalization
Partial preview
Income approach indication
$980k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.07M
@ 6.5% CAP return
$980k
@ 7% CAP return
$910k
4
Sales comparison
Partial preview
Sales approach indication
$631k
Weighted, 9 comps · high confidence
Evidence
9 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.6 mi away · 3,240 SF
4.6 mi away · 3,240 SF
4.6 mi away · 3,240 SF
4.6 mi away · 3,240 SF
7.0 mi away · 5,150 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.25M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 48 sales
$194
+44%
County 89 sales
$191
+46%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $279/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+92%
vs current-use indication
Neighborhood: Shopping Center
Commercial (general)
Office Building · current use
Auto Repair, Garage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 9 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
5.30%
Implied, in-place cap rate for this other office properties
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.30%
9.0%
NOI (est.)
$91k *
Last sale · Apr 2023
$1.30M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.72M
Move the market yield to see immediate price impact.
Value / SF
$385
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
4.80%5.30%5.80%
$82k
$1.71M
$1.55M
$1.41M
$91k
$1.90M
$1.72M
$1.57M
$100k
$2.09M
$1.89M
$1.73M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
9 found
High confidence · county-verified
Closest comparable
$185k
4.6 mi · Nov 2025 · $57/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$2,749
Tax year 2023
Assessed value
$94,802
Assessed 2023
Previous assessed
$94,802
+0.0% YoY
Effective rate
2.90%
On assessed value
Assessed land
$39,000
Assessed improvement
$55,802
Land market value
$97,500
Improvement market value
$139,504
Total market value
$237,004
Applied tax rate
7.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other office properties
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1999
Construction
WOOD
Heating
YES
Cooling
YES
Stories
1
Bathrooms
2
Total area
4,464 SF
Lot
0.19 ac (8,451 SF)
Zoning code
GC
APN
15N12F 413
UPID
US22-0043181
Jurisdiction
CHEROKEE
Zoning & alternative use
GC · Woodstock, GAZoning GC · permitted uses
GC · Woodstock, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1999
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Bathrooms
2
Lot
0.19 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
GC
Jurisdiction
Woodstock, GA
Recorded code
GC
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Debt & historyRecorded loans and transaction history
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