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Property profile & analytics
OFF-MARKET
Estimated value
$3,750,000
Retail residential properties
450 3rd St Macon, GA 31201-4300
Entity Owned
1-yr Hold
Free & Clear
Property ID
US22-2454271
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1900
Total area
30,900 SF
Lot
0.27 ac (11,761 SF)
Zoning code
CBD-1
APN
R073-0334
UPID
US22-2454271
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
$3.75M
CAP Approach
CAP
$4.49M
Comparable Approach
Comparable
$2.62M
Blend (final)
Blend
$3.75M
Owner & transaction history
Glynn Properties Ga LLC · 1 yrs held
Glynn Properties Ga LLC
since 2024
Last sale
$3.8M
5 recorded transactions
Zoning & alternative use
CBD-1 · Macon, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.0M
+111.7%
Medical building
$4.0M
+69.3%
Neighborhood: shopping center
$2.6M
+10.3%
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 Macon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Macon 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
$3,750,000
ML approach
$3,750,000
CAP Approach
CAP Return
Estimation
6%
$4,865,000
6.5%
$4,490,000
7%
$4,170,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,340,000
Current use
RESTAURANT
$4,955,000
Change: +112% · Conversion: Difficult
MEDICAL BUILDING
$3,965,000
Change: +69% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$2,585,000
Change: +10% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,345,000
Change: +0% · Conversion: Moderate
Blend value · Realmo final
$3.75M
Range $3.38M – $4.13M · ±10% · vs last sale $3.75M (Dec 31 2024)
Last sale anchor
$3.75M
Dec 31 2024
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
$121 / 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
$3,474
Tax year 2023
Assessed value
$976,758
Assessed 2023
Previous assessed
$976,758
+0.0% YoY
Effective rate
0.36%
On assessed value
Assessed land
$115,500
Assessed improvement
$861,258
Land market value
$288,750
Improvement market value
$2,153,144
Total market value
$2,441,894
Applied tax rate
12.0000
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
Retail residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
1900
Heating
NONE
Cooling
YES
Stories
3
Total area
30,900 SF
Lot
0.27 ac (11,761 SF)
Zoning code
CBD-1
APN
R073-0334
UPID
US22-2454271
Jurisdiction
BIBB
Zoning & alternative use
CBD-1 · Macon, GA
Zoning CBD-1 · permitted uses
CBD-1 · Macon, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Macon. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$2.3M
RESTAURANT
Est. value
$5.0M
MEDICAL BUILDING
Est. value
$4.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.6M
INDUSTRIAL (GENERAL)
Est. value
$2.3M
COMMERCIAL (GENERAL) Current
RESTAURANT
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1900
Heating
NONE
Cooling
Yes
Stories
3
Lot
0.27 ac
Current owner
From public records · entity-resolved
Glynn Properties Ga LLC
Entity
Free & Clear · 1 yrs held
Mailing address
107 GTWY DR STE A, MACON, GA 31210-1158
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 31, 2024
$3,750,000
Glynn Properties Ga LLC
Glynn Properties Street LLC
Deed
—
Feb 28, 2018
—
450 3rd Street LLC
—
Deed
related
$3,061,000 · Dougherty Mtg
Jun 30, 2016
—
450 3rd Street LLC
—
Deed
related
$500,000 · Urban Dev Concepts LLC
—
—
450 3rd Street LLC
—
Deed Of Trust
related
$500,000 · Urban Dev Concepts LLC
—
—
450 3rd Street LLC
—
Deed Of Trust
related
$3,061,000 · Dougherty Mtg
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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