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Property profile & analytics
OFF-MARKET
Estimated value
$1,575,000
Grocery and convenience stores
6159 Ga Hwy 21st S, Rincon, GA 31326-5508
Entity Owned
13-yr Hold
Free & Clear
Property ID
US22-3007602
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1994
Construction
STEEL FRAME
Total area
7,786 SF
Lot
2.38 ac (103,673 SF)
Zoning code
B-3
APN
4650030
UPID
US22-3007602
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.68M
Comparable Approach
Comparable
$1.47M
Blend (final)
Blend
$1.58M
Owner & transaction history
Drayton Parker Companies LLC · 13 yrs held
Drayton Parker Companies LLC
since 2012
4 recorded transactions
Zoning & alternative use
B-3 · Rincon, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.1M
+272.8%
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 Rincon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rincon 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%
$1,820,000
6.5%
$1,680,000
7%
$1,560,000
Alternative Use
Use
Estimation
RESTAURANT
$1,090,000
Change: +273% · Conversion: Difficult
Blend value · Realmo final
$1.58M
Range $1.42M – $1.73M · ±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
$202 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$13,271
Tax year 2023
Assessed value
$450,954
Assessed 2023
Previous assessed
$450,954
+0.0% YoY
Effective rate
2.94%
On assessed value
Assessed land
$136,258
Assessed improvement
$314,696
Land market value
$340,644
Improvement market value
$786,739
Total market value
$1,127,383
Applied tax rate
7.0000
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
1994
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
7,786 SF
Lot
2.38 ac (103,673 SF)
Zoning code
B-3
APN
4650030
UPID
US22-3007602
Jurisdiction
EFFINGHAM
Zoning & alternative use
B-3 · Rincon, GA
Zoning B-3 · permitted uses
B-3 · Rincon, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rincon. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$1.1M
RESTAURANT
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
1994
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
2.38 ac
Current owner
From public records · entity-resolved
Drayton Parker Companies LLC
Entity
Free & Clear · 13 yrs held
Mailing address
222 DRAYTON ST, SAVANNAH, GA 31401-4022
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 25, 2012
$1,250,000
Drayton Parker Companies LLC
The Coastal Bank
Limited Warranty Deed
—
Mar 20, 2012
$1,600,000
The Coastal Bank
Harry 21 INC
Foreclosure
related
—
Nov 8, 2007
$1,540,591
Roger C Macomber
Mmw Real Estate LLC
Deed
—
Oct 31, 2007
—
Mmw Real Estate LLC
Michael Mahn
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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