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Property profile & analytics
OFF-MARKET
Estimated value
$24,545,000
Assisted living facilities
4900 Richard D Sailors Pkwy Powder Springs, GA 30127-5222
Entity Owned
9-yr Hold
Absentee Owner
Free & Clear
Property ID
US22-2890268
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2018
Total area
171,510 SF
Lot
7.63 ac (332,406 SF)
Zoning code
MXU
APN
19080500100
UPID
US22-2890268
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
-
Silver Comet Village Retirement Community
-
LUXE Unlimited Salon and Spa Hair Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$19.91M
Blend (final)
Blend
$24.55M
Owner & transaction history
Ps Senior Living LLC · 9 yrs held
Ps Senior Living LLC
since 2017
7 recorded transactions
Zoning & alternative use
MXU · Powder Springs, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$36.7M
+7.4%
Retail stores
$35.5M
+4.2%
Auto repair, garage
$34.1M
+0.0%
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 Powder Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Powder Springs 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$34,125,000
Current use
APARTMENT HOUSE (5+ UNITS)
$36,660,000
Change: +7% · Conversion: Difficult
RETAIL STORES
$35,540,000
Change: +4% · Conversion: Difficult
AUTO REPAIR, GARAGE
$34,130,000
Change: +0% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$33,605,000
Change: -2% · Conversion: Difficult
Blend value · Realmo final
$24.55M
Range $22.09M – $27.00M · ±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
$143 / 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
$372,670
Tax year 2024
Assessed value
$12,360,544
Assessed 2024
Previous assessed
$12,360,544
+0.0% YoY
Effective rate
3.01%
On assessed value
Assessed land
$1,166,744
Assessed improvement
$11,193,800
Land market value
$2,916,860
Improvement market value
$27,984,500
Total market value
$30,901,360
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2018
Heating
NONE
Buildings
2
Units
154
Total area
171,510 SF
Lot
7.63 ac (332,406 SF)
Zoning code
MXU
APN
19080500100
UPID
US22-2890268
Jurisdiction
COBB
Zoning & alternative use
MXU · Powder Springs, GA
Zoning MXU · permitted uses
MXU · Powder Springs, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Powder Springs. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$34.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$36.7M
RETAIL STORES
Est. value
$35.5M
AUTO REPAIR, GARAGE
Est. value
$34.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$33.6M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
2018
Heating
NONE
Buildings
2
Units
154
Lot
7.63 ac
Current owner
From public records · entity-resolved
Ps Senior Living LLC
Entity
Free & Clear · 9 yrs held
Mailing address
620 HERNDON PKWY STE #360, HERNDON, VA 20170-5483
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 6, 2017
$1,494,500
Ps Senior Living LLC
Swal LP
Grant Deed
—
Jun 6, 2017
$1,494,478
Ps Senior Living LLC
Swal LP
Quit Claim Deed
related
—
Jul 17, 2015
$1,400,001
Swil LP
Hiram Ll LLC
Trustees Deed
—
Jul 7, 2009
—
Hiram Ll LLC
First Atlanta Equity LLC
Quit Claim Deed
related
—
Jun 26, 2009
—
Hiram Ll LLC
First Atlanta Equity LLC
Grant Deed
related
—
Jul 3, 2008
$200,000
First Atlanta Equity LLC
Sheriff Of Cobb County
Tax Deed
related
—
Jul 1, 2008
$200,000
First Atlanta Equity LLC
Cobb County Tax Commission
Grant Deed
related
—
May 17, 2007
$2,027,400
Hiram Ll LLC
Hammons,michael L
Grant Deed
$9,670,000 · Columbus Bank & Trust Co
May 9, 2007
$2,027,376
Hiram Ll LLC
Estate Of Michael Lee Hamm
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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