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Property profile & analytics
OFF-MARKET
Estimated value
$585,000
Assisted living facilities
6886 Main St Lithonia, GA 30058-4508
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US22-4215149
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1893
Total area
7,168 SF
Lot
0.47 ac (20,517 SF)
Zoning code
C-3
APN
16 137 13 007
UPID
US22-4215149
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
-
Mintfour Change LLC Crisis Center Medical Clinic
-
Joyce D. Minter, RN Professional Services Counselor
-
Academy Professional Build Real Estate Agency
-
Proven Mortgage Solutions Loan Service Bank
-
Village East Association Association Or Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$490k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$585k
Owner & transaction history
Loving Arms Hospice INC · 4 yrs held
Loving Arms Hospice INC
since 2022
Last sale
$590,000
5 recorded transactions
Zoning & alternative use
C-3 · Lithonia, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$720,000
+390.0%
Retail stores
$505,000
+244.1%
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 Lithonia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lithonia 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
$575,000
ML approach
$490,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$720,000
Change: +390% · Conversion: Difficult
RETAIL STORES
$505,000
Change: +244% · Conversion: Difficult
Blend value · Realmo final
$585k
Range $527k – $644k · ±10% · vs last sale $590k (Apr 29 2022)
Last sale anchor
$590k
Apr 29 2022
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
$82 / 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
$12,298
Tax year 2024
Assessed value
$236,520
Assessed 2024
Previous assessed
$236,520
+0.0% YoY
Effective rate
5.20%
On assessed value
Assessed land
$30,800
Assessed improvement
$205,720
Land market value
$77,000
Improvement market value
$514,300
Total market value
$591,300
Applied tax rate
54.0000
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
1893
Heating
NONE
Cooling
YES
Buildings
2
Stories
2
Bathrooms
1
Total area
7,168 SF
Lot
0.47 ac (20,517 SF)
Zoning code
C-3
APN
16 137 13 007
UPID
US22-4215149
Jurisdiction
DE KALB
Zoning & alternative use
C-3 · Lithonia, GAZoning C-3 · permitted uses
C-3 · Lithonia, 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
AUTO REPAIR, GARAGE
Est. value
$720,000
RETAIL STORES
Est. value
$505,000
AUTO REPAIR, GARAGE
RETAIL STORES
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
1893
Heating
NONE
Cooling
Yes
Stories
2
Buildings
2
Bathrooms
1
Lot
0.47 ac
Current owner
From public records · entity-resolved
Loving Arms Hospice INC
Entity
Mailing address
3938 WOLVERTON CIR STE #108, LITHONIA, GA 30038-3732
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
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
Nov 1, 2022
—
Loving Arms Hospice INC
—
Deed
related
$1,085,960 · Access To Capital For Entrepreneurs
Apr 29, 2022
$590,000
Loving Arms Hospice INC
Dssa Academy LLC
Warranty Deed
$416,500 · Bank Ozk
Jun 2, 2021
—
Dssa Academy LLC
—
Deed
related
$359,123 · Bank Ozk
Nov 23, 2015
—
Dssa Academy LLC
Village East Associates
Quit Claim Deed
related
—
—
—
T W Stewart JR.
—
Deed Of Trust
related
$650,000 · Eastside Commercial Bank NA
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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