New search
Property profile & analytics
OFF-MARKET
Estimated value
$18,570,000
Commercial real estate
446 Crogan St, Lawrenceville, GA 30046-4736
Entity Owned
22-yr Hold
Absentee Owner
Free & Clear
Property ID
US22-1599617
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2000
Total area
101,816 SF
Lot
16.38 ac (713,513 SF)
Zoning code
OI-OFFICE-INSTITUTIONAL
APN
5-143 -307
UPID
US22-1599617
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
-
One Justice Square Government Office
-
Gwinnett Clean & Beautiful Charitable Organization Social Service Agency
-
Permits Unit Police Department
-
The Gwinnett County Community Development Program County Government Office
-
Gwinnett County Building Inspections County Government Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$19.03M
Comparable Approach
Comparable
$21.10M
Blend (final)
Blend
$18.57M
Owner & transaction history
GWINNETT COUNTY BOARD COMMISSIONER
GWINNETT COUNTY BOARD COMMISSIONER
Zoning & alternative use
OI-OFFICE-INSTITUTIONAL · Lawrenceville, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$27.5M
+23.7%
Neighborhood: shopping center
$26.8M
+20.6%
Office building
$24.9M
+11.7%
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 Lawrenceville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lawrenceville 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%
$20,620,000
6.5%
$19,030,000
7%
$17,670,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$22,240,000
Current use
RETAIL STORES
$27,505,000
Change: +24% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$26,825,000
Change: +21% · Conversion: Difficult
OFFICE BUILDING
$24,850,000
Change: +12% · Conversion: Easy
Blend value · Realmo final
$18.57M
Range $16.71M – $20.43M · ±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
$182 / 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
Assessed value
$8,516,280
Assessed 2023
Previous assessed
$8,516,280
+0.0% YoY
Assessed land
$873,960
Assessed improvement
$7,642,320
Land market value
$2,184,900
Improvement market value
$19,105,800
Total market value
$21,290,700
Applied tax rate
6.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
2000
Heating
NONE
Cooling
NONE
Stories
4
Total area
101,816 SF
Lot
16.38 ac (713,513 SF)
Zoning code
OI-OFFICE-INSTITUTIONAL
APN
5-143 -307
UPID
US22-1599617
Jurisdiction
GWINNETT
Zoning & alternative use
OI-OFFICE-INSTITUTIONAL · Lawrenceville, GA
Zoning OI-OFFICE-INSTITUTIONAL · permitted uses
OI-OFFICE-INSTITUTIONAL · Lawrenceville, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lawrenceville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$22.2M
RETAIL STORES
Est. value
$27.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$26.8M
OFFICE BUILDING
Est. value
$24.9M
COMMERCIAL (GENERAL) Current
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
2000
Heating
NONE
Cooling
Yes
Stories
4
Lot
16.38 ac
Current owner
From public records · entity-resolved
GWINNETT COUNTY BOARD COMMISSIONER
Individual
Free & Clear · 0 yrs held
Mailing address
75 LANGLEY DR, LAWRENCEVILLE, GA 30046-6935
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 446 Crogan St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
