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Property profile & analytics
OFF-MARKET
Estimated value
$805,000
Retail space
5289 Winder Hwy Braselton, GA 30517-1715
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US22-3725535
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2003
Total area
6,000 SF
Lot
2.08 ac (90,605 SF)
Zoning code
H-B
APN
15-028B-000-048
UPID
US22-3725535
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
-
Cafe Octane Cafe & Coffee Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$835k
CAP Approach
CAP
$1.07M
Comparable Approach
Comparable
$1.12M
Blend (final)
Blend
$805k
Owner & transaction history
T2 Development LLC · 2 yrs held
T2 Development LLC
since 2023
Last sale
$825,000
2 recorded transactions
Zoning & alternative use
H-B · Braselton, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
download
Top alternative use upside
Auto repair, garage
$1.3M
+36.2%
Medical building
$1.2M
+29.6%
Office building
$960,000
+4.4%
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 Braselton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Braselton 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
$690,000
ML approach
$835,000
CAP Approach
CAP Return
Estimation
6%
$1,155,000
6.5%
$1,065,000
7%
$990,000
Alternative Use
Use
Estimation
RETAIL STORES
$920,000
Current use
AUTO REPAIR, GARAGE
$1,255,000
Change: +36% · Conversion: Difficult
MEDICAL BUILDING
$1,195,000
Change: +30% · Conversion: Difficult
OFFICE BUILDING
$960,000
Change: +4% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$930,000
Change: +1% · Conversion: Moderate
Blend value · Realmo final
$805k
Range $725k – $886k · ±10% · vs last sale $825k (Sep 6 2023)
Last sale anchor
$825k
Sep 6 2023
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
$134 / 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
$8,872
Tax year 2024
Assessed value
$359,640
Assessed 2024
Previous assessed
$359,640
+0.0% YoY
Effective rate
2.47%
On assessed value
Assessed land
$99,840
Assessed improvement
$259,800
Land market value
$249,600
Improvement market value
$649,500
Total market value
$899,100
Applied tax rate
1.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2003
Heating
NONE
Total area
6,000 SF
Lot
2.08 ac (90,605 SF)
Zoning code
H-B
APN
15-028B-000-048
UPID
US22-3725535
Jurisdiction
HALL
Zoning & alternative use
H-B · Braselton, GAZoning H-B · permitted uses
H-B · Braselton, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
download
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$920,000
AUTO REPAIR, GARAGE
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.2M
OFFICE BUILDING
Est. value
$960,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$930,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
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
2003
Heating
NONE
Lot
2.08 ac
Current owner
From public records · entity-resolved
T2 Development LLC
Entity
Mailing address
5289 WINDER HWY, BRASELTON, GA 30517-1715
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 6, 2023
—
T2 Development LLC
Jerry Peters
Quit Claim Deed
related
$541,400 · Sbp Managed Investments 2002
Sep 28, 2020
$825,000
T2 Dev LLC
Jerry Peters
Warranty Deed
$641,108 · Jerry Peters
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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