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Property profile & analytics
OFF-MARKET
Estimated value
$575,000
Investment properties
420 Hl St Buford, GA 30518-3220
Individually Owned
20-yr Hold
Property ID
US22-0760109
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1920
Construction
WOOD
Total area
2,164 SF
Lot
0.5 ac (21,780 SF)
Zoning code
R100-SINGLE FAM RES
APN
7-295B-021
UPID
US22-0760109
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
-
Sarah Johnson & Co Real Estate Real Estate Agency
-
Easy Life Lanier Construction Company General Contractor
-
511 Sponsorship GA Corporate Office
-
Revelation Outdoor Marketing & Advertising Advertising Agency
-
Robert Marslender Real Estate Services, LLC. Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$405k
Comparable Approach
Comparable
$559k
Blend (final)
Blend
$575k
Owner & transaction history
Russell M Hudgens · 20 yrs held
Russell M Hudgens
since 2006
2 recorded transactions
Zoning & alternative use
R100-SINGLE FAM RES · Buford, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
ARTICLE VI
Top alternative use upside
Medical building
$695,000
+14.7%
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 Buford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Buford 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%
$440,000
6.5%
$405,000
7%
$375,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$605,000
Current use
MEDICAL BUILDING
$695,000
Change: +15% · Conversion: Easy
RETAIL STORES
$585,000
Change: -3% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$570,000
Change: -6% · Conversion: Difficult
OFFICE BUILDING
$530,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$575k
Range $518k – $633k · ±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
$266 / 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
$3,410
Tax year 2023
Assessed value
$237,600
Assessed 2023
Previous assessed
$237,600
+0.0% YoY
Effective rate
1.44%
On assessed value
Assessed land
$74,040
Assessed improvement
$163,560
Land market value
$185,100
Improvement market value
$408,900
Total market value
$594,000
Applied tax rate
2.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1920
Construction
WOOD
Heating
FORCED AIR
Cooling
NONE
Buildings
2
Stories
1
Rooms
15
Bathrooms
4
Total area
2,164 SF
Lot
0.5 ac (21,780 SF)
Zoning code
R100-SINGLE FAM RES
APN
7-295B-021
UPID
US22-0760109
Jurisdiction
GWINNETT
Zoning & alternative use
R100-SINGLE FAM RES · Buford, GAZoning R100-SINGLE FAM RES · permitted uses
R100-SINGLE FAM RES · Buford, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
ARTICLE VI
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$605,000
MEDICAL BUILDING
Est. value
$695,000
RETAIL STORES
Est. value
$585,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$570,000
OFFICE BUILDING
Est. value
$530,000
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
1920
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Rooms
15
Bathrooms
4
Lot
0.5 ac
Current owner
From public records · entity-resolved
Russell M Hudgens
Individual
Mailing address
6711 SUMMER CRST CT, FLOWERY BRANCH, GA 30542-3862
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 13, 2006
$570,000
Russell M Hudgens
Norton,scott B & Stephanie R
Warranty Deed
$456,000 · Federal Employees West FCU
Feb 10, 2006
$570,000
Russell Mrgan Hudgens
Norton,scott B
Grant Deed
—
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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