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Property profile & analytics
OFF-MARKET
Estimated value
$2,760,000
Assisted living facilities
756 Neese Rd Woodstock, GA 30188-4297
Individually Owned
2-yr Hold
Free & Clear
Property ID
US22-0055944
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1997
Construction
WOOD
Total area
42,525 SF
Lot
3.93 ac (171,191 SF)
Zoning code
OI
APN
15N18 120 A
UPID
US22-0055944
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
$2.93M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.17M
Blend (final)
Blend
$2.76M
Owner & transaction history
Bellevue At Neese Road Senior Livin · 2 yrs held
Bellevue At Neese Road Senior Livin
since 2023
Last sale
$2.8M
7 recorded transactions
Zoning & alternative use
OI · Woodstock, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.1M
+182.5%
Industrial (general)
$3.0M
+111.8%
Auto repair, garage
$2.8M
+96.1%
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 Woodstock submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Woodstock 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
$2,580,000
ML approach
$2,925,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$4,050,000
Change: +182% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$3,040,000
Change: +112% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,815,000
Change: +96% · Conversion: Difficult
Blend value · Realmo final
$2.76M
Range $2.48M – $3.04M · ±10% · vs last sale $2.77M (Dec 4 2023)
Last sale anchor
$2.77M
Dec 4 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
$65 / 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
$68,018
Tax year 2023
Assessed value
$2,346,092
Assessed 2023
Previous assessed
$2,346,092
+0.0% YoY
Effective rate
2.90%
On assessed value
Assessed land
$821,680
Assessed improvement
$1,524,412
Land market value
$2,054,200
Improvement market value
$3,811,030
Total market value
$5,865,230
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1997
Construction
WOOD
Heating
YES
Cooling
YES
Stories
1
Units
72
Bathrooms
4
Total area
42,525 SF
Lot
3.93 ac (171,191 SF)
Zoning code
OI
APN
15N18 120 A
UPID
US22-0055944
Jurisdiction
CHEROKEE
Zoning & alternative use
OI · Woodstock, GA
Zoning OI · permitted uses
OI · Woodstock, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Woodstock. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$4.1M
INDUSTRIAL (GENERAL)
Est. value
$3.0M
AUTO REPAIR, GARAGE
Est. value
$2.8M
RESTAURANT
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1997
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Units
72
Bathrooms
4
Lot
3.93 ac
Current owner
From public records · entity-resolved
Bellevue At Neese Road Senior Livin
Individual
Free & Clear · 2 yrs held
Mailing address
756 NEESE RD, WOODSTOCK, GA 30188-4297
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
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 4, 2023
$2,770,000
Bellevue At Neese Road Senior Livin
Bre Knight Sh Neese LLC
Warranty Deed
—
Mar 18, 2020
—
Bre Knight Sh Ga Owner LLC
Fannie Mae
Quit Claim Deed
related
—
Jan 3, 2008
$985,000
Griggs Oak At Woodstock LLC
Woodstock Oaks Senior Living P
Warranty Deed
related
—
Jan 3, 2008
$151,000
Elliots Oaks At Woodstock Ll
Woodstock Oaks Senior Living P
Trustees Deed
related
$6,800,000 · Tennessee Commerce Bank
Jan 3, 2008
$900,000
Jakofskys Oaks Of Woodstock LLC
Woodstock Oaks Senior Living P
Warranty Deed
related
—
Jan 3, 2008
$788,000
Wagners Oaks At Woodstock LLC
Woodstock Oaks Senior Living P
Warranty Deed
related
—
Jan 3, 2008
$815,800
Schillingers Oaks Of Woodstock L
Woodstock Oaks Senior Living P
Warranty Deed
related
—
Jan 3, 2008
$412,400
Duggans Oaks At Woodstock LLC
Woodstock Oaks Senior Living P
Warranty Deed
related
—
Jan 3, 2008
$499,700
Cranwells Oaks Of Woodstock LLC
Woodstock Oaks Senior Living P
Warranty Deed
related
—
Dec 27, 2007
$151,000
Elliots Oaks At Woodstock LLC
Woodstock,oaks Senior Livi
Grant Deed
related
—
Dec 21, 2007
$815,742
Oaks At Woodstock Schillingers
Woodstock,oaks Senior Livi
Grant Deed
related
—
Dec 21, 2007
$412,370
Duggans Oaks At Woodstock LLC
Woodstock,oaks Senior Livi
Grant Deed
related
—
Dec 21, 2007
$499,669
Oaks At Woodstock Ll Cranwells
Woodstock,oaks Senior Livi
Grant Deed
related
—
Dec 21, 2007
$788,000
Wagners Oaks At Woodstock LLC
Woodstock,oaks Senior Livi
Grant Deed
related
—
Dec 21, 2007
$985,000
Griggs Oaks At Woodstock LLC
Woodstock,oaks Senior Livi
Grant Deed
related
—
Oct 12, 2007
$7,887,500
Oaks Senior Living P Woodstock
Oaks Of Woodstock Assisted Living
Grant Deed
related
$7,000,000 · Vestin Originations INC
Oct 2, 2007
$7,887,500
Oaks Senior Living P Woodstock
The,oaks At Woodstock Assi
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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