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Property profile & analytics
OFF-MARKET
Investment properties
470 Hl St Buford, GA 30518-3220
Individually Owned
17-yr Hold
Absentee Owner
Property ID
US22-4583944
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1920
Construction
WOOD
Total area
1,744 SF
Lot
0.58 ac (25,265 SF)
Zoning code
C2-GENERAL BUSINESS
APN
7-295B-023
UPID
US22-4583944
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
-
Chrissy Pulliam American Family Insurance Insurance Agency
-
Lakestone Home Inspections & Property Inspections Home Inspector
-
SiLK Exteriors Corporate Office
-
Five Star Painting of Buford Painting Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Stephanie L Willard · 17 yrs held
Stephanie L Willard
since 2009
3 recorded transactions
Zoning & alternative use
C2-GENERAL BUSINESS · Buford, GA
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 Buford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Buford 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$2,170
Tax year 2023
Assessed value
$151,200
Assessed 2023
Previous assessed
$151,200
+0.0% YoY
Effective rate
1.44%
On assessed value
Assessed land
$63,160
Assessed improvement
$88,040
Land market value
$157,900
Improvement market value
$220,100
Total market value
$378,000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1920
Construction
WOOD
Heating
YES
Cooling
NONE
Buildings
2
Stories
1
Rooms
6
Bathrooms
1
Total area
1,744 SF
Lot
0.58 ac (25,265 SF)
Zoning code
C2-GENERAL BUSINESS
APN
7-295B-023
UPID
US22-4583944
Jurisdiction
GWINNETT
Zoning & alternative use
C2-GENERAL BUSINESS · Buford, GAZoning C2-GENERAL BUSINESS · permitted uses
C2-GENERAL BUSINESS · Buford, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
ARTICLE VI
Building & site characteristics
From public records
Year built
1920
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Rooms
6
Bathrooms
1
Lot
0.58 ac
Current owner
From public records · entity-resolved
Stephanie L Willard
Individual
Mailing address
85 S ALEXANDER ST, BUFORD, GA 30518-3001
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 1, 2009
—
Stephanie L Willard
Helping,hands Pediatric Th
Grant Deed
related
—
Jun 4, 2008
$260,000
Stefanie L Willard
Lantz,timothy A & Lisa A
Warranty Deed
$208,000 · Bank Of America
Jun 3, 2008
$260,000
Stefanie L Willard
Lantz,timothy A
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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