Entity Owned 
For Lease
1 / 16
$29,200,000
460 Horizon Dr, Suwanee, GA 30024
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Property profile
Verified
Property type
Warehouses
Use group
STORAGE YARD, OPEN STORAGE
Year built
2003
Total area
226,106 SF
Lot
18.45 ac (803,682 SF)
Zoning code
M1-LIGHT INDUSTRY
APN
R7171 026
UPID
US22-1529826
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Auto Parts Store
-
Industrial Manufacturer Production Facility
-
Car Dealership Auto Repair Shop
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$29.20M
CAP Approach
CAP
$25.54M
Comparable Approach
Comparable
$30.06M
Blend (final)
Blend
$29.20M
Owner & transaction history
since 2024
Last sale
$29.2M
3 recorded transactions
Zoning & alternative use
M1-LIGHT INDUSTRY · Suwanee, GA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 4 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$29.20M
Value range
$26.28M – $32.12M
±10% around blend
Estimated value / SF
$129 / SF
Confidence
Low
4 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
40
$26.28M
blend $29.20M
$32.12M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
226,106 SF
Lot area
18.45 ac
Year built
2003
Stories
1
APN
R7171 026
Zoning
M1-LIGHT INDUSTRY
Assessed value
$6,440,000
Annual tax
$207,390
3
Income approach: direct capitalization
Partial preview
Income approach indication
$25.54M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$27.67M
@ 6.5% CAP return
$25.54M
@ 7% CAP return
$23.71M
4
Sales comparison
Partial preview
Sales approach indication
$34.49M
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
3.4 mi away · 261,792 SF
9.1 mi away · 209,592 SF
14.2 mi away · 160,332 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$29.20M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 45 sales
$192
-33%
Submarket 45 sales
$192
-33%
County 421 sales
$160
-19%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $129/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 4 sales
Market rates by use type
PDF export
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Overview
Implied cap rate
5.70%
Implied, in-place cap rate for this warehouses
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.70%
9.0%
NOI (est.)
$2.04M *
Last sale · May 2024
$29.20M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$35.86M
Move the market yield to see immediate price impact.
Value / SF
$159
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.20%5.70%6.20%
$1.84M
$35.38M
$32.27M
$29.67M
$2.04M
$39.31M
$35.86M
$32.97M
$2.25M
$43.24M
$39.45M
$36.26M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$38.00M
0.4 mi · Feb 2026 · $154/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$207,390
Tax year 2024
Assessed value
$6,440,000
Assessed 2024
Previous assessed
$6,801,200
-5.3% YoY
Effective rate
3.22%
On assessed value
Assessed land
$853,880
Assessed improvement
$5,586,120
Land market value
$2,134,700
Improvement market value
$13,965,300
Total market value
$16,100,000
Applied tax rate
12.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Warehouses
Use group
STORAGE YARD, OPEN STORAGE
Status
For Lease
Year built
2003
Heating
NONE
Cooling
NONE
Stories
1
Total area
226,106 SF
Lot
18.45 ac (803,682 SF)
Zoning code
M1-LIGHT INDUSTRY
APN
R7171 026
UPID
US22-1529826
Jurisdiction
GWINNETT
Zoning & alternative use
M1-LIGHT INDUSTRY · Suwanee, GAZoning M1-LIGHT INDUSTRY · permitted uses
M1-LIGHT INDUSTRY · Suwanee, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2003
Heating
NONE
Cooling
Yes
Stories
1
Lot
18.45 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
M1-LIGHT INDUSTRY
Jurisdiction
Suwanee, GA
Recorded code
M1-LIGHT INDUSTRY
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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