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Property profile & analytics
OFF-MARKET
Estimated value
$18,150,000
Warehouses
6454 Warren Dr Norcross, GA 30093-1113
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US22-4734671
Property profile
Verified
Property type
Warehouses
Use group
STORAGE YARD, OPEN STORAGE
Year built
1973
Total area
52,920 SF
Lot
3.47 ac (151,153 SF)
Zoning code
M1-LIGHT INDUSTRY
APN
R6217 039
UPID
US22-4734671
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
-
Pickleball Drop Shop (Bike/Boat/Book/etc) Store
-
Lacey Furniture & Mattress Furniture & Home Goods
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$18.15M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$14.72M
Blend (final)
Blend
$18.15M
Owner & transaction history
Rand Warren Drive LLC · 2 yrs held
Rand Warren Drive LLC
since 2024
Last sale
$18.2M
7 recorded transactions
Zoning & alternative use
M1-LIGHT INDUSTRY · Norcross, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$27.5M
+134.9%
Auto repair, garage
$23.7M
+101.8%
Medical building
$17.0M
+44.7%
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 Norcross submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Norcross 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
$18,150,000
ML approach
$18,150,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$11,720,000
Current use
RESTAURANT
$27,530,000
Change: +135% · Conversion: Difficult
AUTO REPAIR, GARAGE
$23,650,000
Change: +102% · Conversion: Easy
MEDICAL BUILDING
$16,950,000
Change: +45% · Conversion: Difficult
RETAIL STORES
$14,295,000
Change: +22% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$13,945,000
Change: +19% · Conversion: Moderate
OFFICE BUILDING
$12,915,000
Change: +10% · Conversion: Difficult
COMMERCIAL (GENERAL)
$12,190,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$18.15M
Range $16.34M – $19.97M · ±10% · vs last sale $18.15M (Jan 22 2024)
Last sale anchor
$18.15M
Jan 22 2024
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
$343 / 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
$119,965
Tax year 2024
Assessed value
$2,976,760
Assessed 2024
Previous assessed
$952,560
+212.5% YoY
Effective rate
4.03%
On assessed value
Assessed land
$408,120
Assessed improvement
$2,568,640
Land market value
$1,020,300
Improvement market value
$6,421,600
Total market value
$7,441,900
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
Warehouses
Use group
STORAGE YARD, OPEN STORAGE
Status
Off-Market
Year built
1973
Heating
YES
Cooling
NONE
Stories
1
Total area
52,920 SF
Lot
3.47 ac (151,153 SF)
Zoning code
M1-LIGHT INDUSTRY
APN
R6217 039
UPID
US22-4734671
Jurisdiction
GWINNETT
Zoning & alternative use
M1-LIGHT INDUSTRY · Norcross, GA
Zoning M1-LIGHT INDUSTRY · permitted uses
M1-LIGHT INDUSTRY · Norcross, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Norcross. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$11.7M
RESTAURANT
Est. value
$27.5M
AUTO REPAIR, GARAGE
Est. value
$23.7M
MEDICAL BUILDING
Est. value
$17.0M
RETAIL STORES
Est. value
$14.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$13.9M
OFFICE BUILDING
Est. value
$12.9M
COMMERCIAL (GENERAL)
Est. value
$12.2M
WAREHOUSE, STORAGE Current
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
1973
Heating
YES
Cooling
Yes
Stories
1
Lot
3.47 ac
Current owner
From public records · entity-resolved
Rand Warren Drive LLC
Entity
Mailing address
6454 WARREN DR, NORCROSS, GA 30093-1113
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
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
Jan 22, 2024
$18,150,000
Rand Warren Drive LLC
Bpvif V Holdings 16 LLC
Warranty Deed
$7,660,000 · Bpvif V Reit Holdings
Jan 22, 2024
—
Bpvif 5 Holdings 16 LLC
Canadian Imperial Bank Of Commerce
Quit Claim Deed
related
—
Apr 26, 2021
$12,249,300
Bpvif V Holdings 16 LLC
Ackerman Warren Lllp Baltisse
Limited Warranty Deed
—
Sep 12, 2018
$9,750,000
Baltisse-ackerman Warren Lllp
Fitzwil Warren LLC
Trustees Deed
$6,376,500 · Brand Bkng
Sep 17, 2014
$60,140
Fitzwil Warren LLC
Eagle-warren Properties
Grant Deed
related
$4,200,000 · Bank Of North Ga
Oct 20, 2006
$836,000
Couch Newport News LLC
Brady,charles W
Grant Deed
—
Oct 20, 2006
$82,000
Couch Newport News LLC
Norwood,thomas W
Grant Deed
—
Oct 20, 2006
$835,800
Mackey Newport News LLC
Brady,charles W
Grant Deed
—
Oct 20, 2006
—
Charles W Brady
Eagle Warren Properties
Grant Deed
related
—
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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