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Property profile & analytics
OFF-MARKET
Estimated value
$8,070,000
Distribution centers
4400 Dawn Foods Pkwy Douglasville, GA 30134-2983
Individually Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US22-1350313
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
1985
Construction
STEEL FRAME
Total area
95,854 SF
Lot
17.75 ac (773,190 SF)
Zoning code
LI
APN
0653-18-2- -00003
UPID
US22-1350313
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
$6.23M
CAP Approach
CAP
$10.83M
Comparable Approach
Comparable
$10.91M
Blend (final)
Blend
$8.07M
Owner & transaction history
Gene R Slivka · 4 yrs held
Gene R Slivka
since 2022
Last sale
$8.0M
2 recorded transactions
Zoning & alternative use
LI · Douglasville, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$11.1M
+28.4%
Auto repair, garage
$10.7M
+24.3%
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 Douglasville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Douglasville 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
$6,565,000
ML approach
$6,230,000
CAP Approach
CAP Return
Estimation
6%
$11,725,000
6.5%
$10,825,000
7%
$10,050,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$8,635,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$11,090,000
Change: +28% · Conversion: Moderate
AUTO REPAIR, GARAGE
$10,735,000
Change: +24% · Conversion: Easy
INDUSTRIAL (GENERAL)
$8,560,000
Change: -1% · Conversion: Easy
Blend value · Realmo final
$8.07M
Range $7.26M – $8.88M · ±10% · vs last sale $8.00M (Jan 28 2022)
Last sale anchor
$8.00M
Jan 28 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
$84 / 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
$99,184
Tax year 2024
Assessed value
$3,152,400
Assessed 2024
Previous assessed
$3,152,400
+0.0% YoY
Effective rate
3.15%
On assessed value
Assessed land
$213,000
Assessed improvement
$2,939,400
Land market value
$532,500
Improvement market value
$7,348,500
Total market value
$7,881,000
Applied tax rate
1.0000
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
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Status
Off-Market
Year built
1985
Construction
STEEL FRAME
Heating
SPACE
Cooling
CENTRAL
Buildings
4
Stories
1
Total area
95,854 SF
Lot
17.75 ac (773,190 SF)
Zoning code
LI
APN
0653-18-2- -00003
UPID
US22-1350313
Jurisdiction
DOUGLAS
Zoning & alternative use
LI · Douglasville, GA
Zoning LI · permitted uses
LI · Douglasville, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Douglasville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$8.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$11.1M
AUTO REPAIR, GARAGE
Est. value
$10.7M
INDUSTRIAL (GENERAL)
Est. value
$8.6M
WAREHOUSE, STORAGE Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
INDUSTRIAL (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
1985
Construction
STEEL FRAME
Heating
SPACE
Cooling
Yes
Stories
1
Buildings
4
Lot
17.75 ac
Current owner
From public records · entity-resolved
Gene R Slivka
Individual
Free & Clear · 4 yrs held
Mailing address
6938 WHITE HALL RD, GREEN POND, SC 29446-8801
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 28, 2022
$8,000,000
Gene R Slivka
Dawn Property Holdings LLC
Limited Warranty Deed
—
Jan 28, 2022
—
Gene R Slivka
Dawn Property Holdings LLC
Quit Claim 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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