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Property profile & analytics
OFF-MARKET
Estimated value
$2,415,000
Office buildings
450 Lanier W Ave, Fayetteville, GA 30214-1502
Trust Owned
6-yr Hold
~
Est. High Equity
Property ID
US22-1440949
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2001
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
11,035 SF
Lot
2 ac (87,120 SF)
Zoning code
C C2
APN
0523 096
UPID
US22-1440949
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
-
Fayette Area Dermatology Medical Clinic
-
James T. Sandwich, MD, PC Medical Clinic
-
Brittni Chitwood Physician
-
Joan Sanders Physician
-
Christina Sandwich Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.43M
Comparable Approach
Comparable
$2.24M
Blend (final)
Blend
$2.42M
Owner & transaction history
Bob,richards Place Land Trust · 6 yrs held
Bob,richards Place Land Trust
since 2019
7 recorded transactions
Zoning & alternative use
C C2 · Fayetteville, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.5M
+61.3%
Retail stores
$2.5M
+57.7%
Auto repair, garage
$2.0M
+28.8%
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 Fayetteville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fayetteville 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%
$2,625,000
6.5%
$2,425,000
7%
$2,250,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,580,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,545,000
Change: +61% · Conversion: Difficult
RETAIL STORES
$2,490,000
Change: +58% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,030,000
Change: +29% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,665,000
Change: +6% · Conversion: Easy
Blend value · Realmo final
$2.42M
Range $2.17M – $2.66M · ±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
$219 / 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
$23,993
Tax year 2023
Assessed value
$788,200
Assessed 2023
Previous assessed
$760,240
+3.7% YoY
Effective rate
3.04%
On assessed value
Assessed land
$174,240
Assessed improvement
$613,960
Land market value
$435,600
Improvement market value
$1,534,900
Total market value
$1,970,500
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2001
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Total area
11,035 SF
Lot
2 ac (87,120 SF)
Zoning code
C C2
APN
0523 096
UPID
US22-1440949
Jurisdiction
FAYETTE
Zoning & alternative use
C C2 · Fayetteville, GA
Zoning C C2 · permitted uses
C C2 · Fayetteville, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fayetteville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.5M
RETAIL STORES
Est. value
$2.5M
AUTO REPAIR, GARAGE
Est. value
$2.0M
COMMERCIAL (GENERAL)
Est. value
$1.7M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
AUTO REPAIR, GARAGE
COMMERCIAL (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
2001
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Lot
2 ac
Current owner
From public records · entity-resolved
Bob,richards Place Land Trust
Trust
Mailing address
450 LANIER AVE W, FAYETTEVILLE, GA 30214-1502
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 21, 2019
$1,750,000
Bob,richards Place Land Trust
Vanecek Bearden LLC
Grant Deed
—
Oct 21, 2019
—
Place,bob R Land Trust
—
Deed
related
$1,750,000 · Vanecek Bearden LLC
Apr 4, 2014
$660,000
Vanecek Bearden LLC
Stearns Holding Co LLC
Grant Deed
—
Feb 9, 2012
$733,500
Stearns Holding Co LLC
Young Explorers Of Magnolia Park
Trustees Deed
—
Mar 27, 2008
$1,350,000
Explorers At Magnolia Pa Young
Magnolia,park Daycare Cent
Grant Deed
related
—
—
—
Place,bob R Land Trust
—
Deed Of Trust
related
$1,750,000 · Vanecek Bearden LLC
—
—
Young Explorers Of Magnolia Park
—
Deed Of Trust
related
—
—
—
Vanecek Bearden LLC
—
Deed Of Trust
related
$3,443,693 · Branch Bk&tr
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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