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Property profile & analytics
OFF-MARKET
Estimated value
$8,820,000
Hotels
4832 Bill Gardner Pkwy Locust Grove, GA 30248-2448
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US22-0836843
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
2001
Construction
WOOD
Total area
36,319 SF
Lot
1.54 ac (66,908 SF)
Zoning code
C3
APN
112-01028004
UPID
US22-0836843
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
-
Holiday Inn Express & Suites Locust Grove, an IHG Hotel Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.01M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.82M
Owner & transaction history
Aarohi22 LLC · 3 yrs held
Aarohi22 LLC
since 2022
Last sale
$9.1M
7 recorded transactions
Zoning & alternative use
C3 · Locust Grove, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$5.8M
+71.1%
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
$8,065,000
ML approach
$9,010,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$5,755,000
Change: +71% · Conversion: Difficult
Blend value · Realmo final
$8.82M
Range $7.94M – $9.70M · ±10% · vs last sale $9.10M (Aug 11 2022)
Last sale anchor
$9.10M
Aug 11 2022
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
$243 / 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
$66,582
Tax year 2024
Assessed value
$1,916,960
Assessed 2024
Previous assessed
$1,916,960
+0.0% YoY
Effective rate
3.47%
On assessed value
Assessed land
$374,680
Assessed improvement
$1,542,280
Land market value
$936,700
Improvement market value
$3,855,700
Total market value
$4,792,400
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
2001
Construction
WOOD
Heating
FORCED AIR
Cooling
CENTRAL
Stories
3
Bathrooms
69
Total area
36,319 SF
Lot
1.54 ac (66,908 SF)
Zoning code
C3
APN
112-01028004
UPID
US22-0836843
Jurisdiction
HENRY
Zoning & alternative use
C3 · Locust Grove, GAZoning C3 · permitted uses
C3 · 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
COMMERCIAL (GENERAL)
Est. value
$5.8M
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
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
3
Bathrooms
69
Lot
1.54 ac
Current owner
From public records · entity-resolved
Aarohi22 LLC
Entity
Mailing address
4832 BILL GARDNER PKWY, LOCUST GROVE, GA 30248-2448
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 11, 2022
$9,100,000
Aarohi22 LLC
R&s Hotel LLC
Warranty Deed
$6,459,830 · Morris Bank
Dec 9, 2019
—
R & S Hotel LLC
—
Trustees Deed
related
$600,000 · Sanjay M Patel
Sep 26, 2019
—
R & S Hotel LLC
—
Grant Deed
related
$11,800,000 · Capital Cty Bk
Jul 16, 2019
—
R & S Hotel LLC
—
Deed
related
$830,623 · Bansi Bhihari LLC
Jul 2, 2019
$9,000,000
R & S Hotel LLC
Bansi Bhihari LLC
Grant Deed
$5,669,376 · Bansi Bhihari LLC
Nov 21, 2018
—
Bansi Bhihari LLC
—
Trustees Deed
related
$325,000 · Mid Georgia Advances LLC
Feb 1, 2018
—
Bansi Bhihari LLC
—
Deed
related
$5,810,142 · Calumet Bk
May 30, 2017
$4,550,000
Bansi Bhihari LLC
Av Investment Co INC
Grant Deed
$5,310,142 · Calumet Bk
—
—
R & S Hotel LLC
—
Deed Of Trust
related
$830,623 · Bansi Bhihari LLC
—
—
Av Investment Co INC
—
Deed Of Trust
related
$2,800,000 · General Electric Capital Corp
—
—
Bansi Bhihari LLC
—
Loan Modification
related
$5,810,142 · Calumet Bk
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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