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Property profile & analytics
OFF-MARKET
Estimated value
$5,665,000
Hotels
4699 Bill Gardner Pkwy Locust Grove, GA 30248-2437
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US22-1076301
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
2008
Construction
STEEL FRAME
Total area
39,904 SF
Lot
1.78 ac (77,537 SF)
Zoning code
C2
APN
112-01031000
UPID
US22-1076301
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
-
Comfort Suites Locust Grove Atlanta South Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.17M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.08M
Blend (final)
Blend
$5.67M
Owner & transaction history
A&s Locust Grove LLC · 4 yrs held
A&s Locust Grove LLC
since 2021
Last sale
$5.5M
6 recorded transactions
Zoning & alternative use
C2 · Locust Grove, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$6.3M
+71.1%
Restaurant
$4.4M
+19.5%
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 Locust Grove submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Locust Grove 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
$5,500,000
ML approach
$6,170,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$3,695,000
Current use
COMMERCIAL (GENERAL)
$6,325,000
Change: +71% · Conversion: Difficult
RESTAURANT
$4,420,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$5.67M
Range $5.10M – $6.23M · ±10% · vs last sale $5.50M (Sep 21 2021)
Last sale anchor
$5.50M
Sep 21 2021
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
$142 / 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
$60,323
Tax year 2024
Assessed value
$1,736,760
Assessed 2024
Previous assessed
$1,736,760
+0.0% YoY
Effective rate
3.47%
On assessed value
Assessed land
$465,240
Assessed improvement
$1,271,520
Land market value
$1,163,100
Improvement market value
$3,178,800
Total market value
$4,341,900
Applied tax rate
5.0000
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
2008
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
4
Units
1
Bathrooms
65
Total area
39,904 SF
Lot
1.78 ac (77,537 SF)
Zoning code
C2
APN
112-01031000
UPID
US22-1076301
Jurisdiction
HENRY
Zoning & alternative use
C2 · Locust Grove, GAZoning C2 · permitted uses
C2 · Locust Grove, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$3.7M
COMMERCIAL (GENERAL)
Est. value
$6.3M
RESTAURANT
Est. value
$4.4M
HOTEL/MOTEL Current
COMMERCIAL (GENERAL)
RESTAURANT
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
2008
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
4
Units
1
Bathrooms
65
Lot
1.78 ac
Current owner
From public records · entity-resolved
A&s Locust Grove LLC
Entity
Mailing address
4699 BILL GARDNER PKWY, LOCUST GROVE, GA 30248-2437
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 22, 2025
—
A&s Locust Grove LLC
—
Deed
related
$4,040,360 · American Pride Bank
Sep 21, 2021
$5,500,000
A&s Locust Grove LLC
Colonial Hospitality LLC
Warranty Deed
$3,800,000 · New Millennium Bank
Apr 27, 2018
$1,250,000
Us Hospitality Management LLC
Forsyth Hospitality INC
Grant Deed
—
Dec 15, 2015
—
Colonial Hospitality LLC
Colonial Hospitality INC
Quit Claim Deed
related
$3,920,000 · German Am Cap
Jun 2, 2015
—
Colonial Hospitality INC
—
Trustees Deed
related
$500,000 · Community Bk/south
Mar 10, 2008
$1,150,000
Colonial Hospitality INC
Dra Hospitality INC
Grant Deed
—
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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