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Property profile & analytics
FOR SALE
Manufacturing properties
434 High St SW Gainesville, GA 30501
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US22-1516017
For Sale
1 / 12
$3,950,000
434 High St SW, Gainesville, GA 30501
View Listing →
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1950
Construction
STEEL FRAME
Total area
17,738 SF
Lot
0.41 ac (17,860 SF)
Zoning code
H-I
APN
01-017 -001-004
UPID
US22-1516017
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
-
Peterson Engineering Services Engineer
-
Vendetti’s Pizza Pasta Grill Gainesville Restaurant
-
NoFo Brew Co Production Facility Brewery & Distillery
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.32M
CAP Approach
CAP
$1.64M
Comparable Approach
Comparable
$941k
Blend (final)
Blend
$1.40M
Owner & transaction history
Miles Gainesville LLC · 4 yrs held
Miles Gainesville LLC
since 2022
Last sale
$1.7M
3 recorded transactions
Zoning & alternative use
H-I · Gainesville, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
(1) It is located in a Light Industrial (L-I) or Heavy Industrial (H-I) zoning district; or (2) It is located on the same property as a business or organization with a 501(c)(3) designation. (b) Where approved, community donation boxes shall be located flush against a building wall and shall be maintained on a regular basis in compliance with the Unified Lan…
Zone name
Heavy Industrial
General category
INDUSTRIAL
Zone area
1,403.59 ac
Source
ARTICLE 9-1
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 Gainesville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gainesville 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
$1,190,000
ML approach
$1,320,000
CAP Approach
CAP Return
Estimation
6%
$1,770,000
6.5%
$1,635,000
7%
$1,520,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,410,000
Current use
Blend value · Realmo final
$1.40M
Range $1.26M – $1.54M · ±10% · vs last sale $1.65M (Jul 22 2022)
Last sale anchor
$1.65M
Jul 22 2022
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
$79 / 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
$8,373
Tax year 2024
Assessed value
$292,361
Assessed 2024
Previous assessed
$360,280
-18.9% YoY
Effective rate
2.86%
On assessed value
Assessed land
$43,000
Assessed improvement
$249,361
Land market value
$107,500
Improvement market value
$623,403
Total market value
$730,903
Applied tax rate
10.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
For Sale
Year built
1950
Construction
STEEL FRAME
Heating
YES
Rooms
49
Bathrooms
2
Total area
17,738 SF
Lot
0.41 ac (17,860 SF)
Zoning code
H-I
APN
01-017 -001-004
UPID
US22-1516017
Jurisdiction
HALL
Zoning & alternative use
H-I · Gainesville, GAZoning H-I · permitted uses
H-I · Gainesville, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
(1) It is located in a Light Industrial (L-I) or Heavy Industrial (H-I) zoning district; or (2) It is located on the same property as a business or organization with a 501(c)(3) designation. (b) Where approved, community donation boxes shall be located flush against a building wall and shall be maintained on a regular basis in compliance with the Unified Land Development Code and Code of Ordinances of the City of Gainesville.
Zone name
Heavy Industrial
General category
INDUSTRIAL
Zone area
1,403.59 ac
Source
ARTICLE 9-1
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.4M
INDUSTRIAL (GENERAL) Current
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
1950
Construction
STEEL FRAME
Heating
YES
Rooms
49
Bathrooms
2
Lot
0.41 ac
Current owner
From public records · entity-resolved
Miles Gainesville LLC
Entity
Free & Clear · 4 yrs held
Mailing address
1735 BUFORD HWY STE #215, CUMMING, GA 30041-1246
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 22, 2022
$1,650,000
Miles Gainesville LLC
Jett Investments LLC
Warranty Deed
—
Oct 28, 2020
$850,000
Jett Investments LLC
Walter L Peterson
Grant Deed
$651,684 · Peach St Bk
Jul 26, 2012
$152,500
Walter L Peterson
Peterson Land & Inv Co LLC
Warranty Deed
related
—
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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