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Property profile & analytics
OFF-MARKET
Estimated value
$11,815,000
Community centers
4914 Bill Gardner Pkwy 4954 Locust Grove, GA 30248-3647
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US22-0353038
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
112,107 SF
Lot
13.08 ac (569,765 SF)
Zoning code
C1
APN
128-01048001
UPID
US22-0353038
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
-
Esquire Cleaners (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$14.77M
Blend (final)
Blend
$11.82M
Owner & transaction history
Forum Lg LLC · 8 yrs held
Forum Lg LLC
since 2018
5 recorded transactions
Zoning & alternative use
C1 · Locust Grove, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$18.9M
+5.5%
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
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
NEIGHBORHOOD: SHOPPING CENTER
$17,895,000
Current use
COMMERCIAL (GENERAL)
$18,870,000
Change: +5% · Conversion: Easy
Blend value · Realmo final
$11.82M
Range $10.63M – $13.00M · ±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
$105 / 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
$151,437
Tax year 2024
Assessed value
$4,200,000
Assessed 2024
Previous assessed
$4,200,000
+0.0% YoY
Effective rate
3.61%
On assessed value
Assessed land
$915,600
Assessed improvement
$3,284,400
Land market value
$2,289,000
Improvement market value
$8,211,000
Total market value
$10,500,000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
1
Bathrooms
22
Total area
112,107 SF
Lot
13.08 ac (569,765 SF)
Zoning code
C1
APN
128-01048001
UPID
US22-0353038
Jurisdiction
HENRY
Zoning & alternative use
C1 · Locust Grove, GAZoning C1 · permitted uses
C1 · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$17.9M
COMMERCIAL (GENERAL)
Est. value
$18.9M
NEIGHBORHOOD: SHOPPING CENTER Current
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
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
1
Bathrooms
22
Lot
13.08 ac
Current owner
From public records · entity-resolved
Forum Lg LLC
Entity
Mailing address
5784 LK FORREST DR STE #276, ATLANTA, GA 30328-6246
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 2, 2023
—
Forum Lg LLC
—
Deed
related
$5,700,000 · Morgan Stanley Bank
Jul 24, 2018
$6,305,700
Forum Lg LLC
Merchant Coml Prop LLC
Grant Deed
—
Jul 24, 2018
—
Forum Lg LLC
Merchant Coml Prop LLC
Quit Claim Deed
related
—
Sep 26, 2005
$10,986,400
Merchant Commercial Prop LLC
Locust Grove Partners LLC
Grant Deed
—
—
—
Merchant Commercial Properties
—
Deed Of Trust
related
$7,200,000 · Wells Fargo Bank
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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