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Property profile & analytics
OFF-MARKET
Estimated value
$2,675,000
Commercial land
756 Neese Rd Woodstock, GA 30188-4297
Individually Owned
2-yr Hold
Free & Clear
Property ID
US22-1997988
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
2.43 ac (105,851 SF)
Zoning code
OI
APN
15N18 120
UPID
US22-1997988
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
$2.58M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.68M
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
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
$2,580,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.68M
Range $2.41M – $2.94M · ±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
—
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
$14,730
Tax year 2023
Assessed value
$508,080
Assessed 2023
Previous assessed
$508,080
+0.0% YoY
Effective rate
2.90%
On assessed value
Assessed land
$508,080
Land market value
$1,270,200
Total market value
$1,270,200
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
2.43 ac (105,851 SF)
Zoning code
OI
APN
15N18 120
UPID
US22-1997988
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.
Building & site characteristics
From public records
Heating
NONE
Lot
2.43 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
13 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
—
Mar 18, 2020
$6,916,000
Bre Knight Sh Neese LLC
Bre Knight Sh Ga Owner LLC
Grant Deed
related
—
Nov 14, 2012
$15,550,000
Hcp Sh Elp3 Properties LLC
Bre Of Sw Woodstock Terrace LLC
Grant Deed
—
Jan 3, 2008
$788,000
Wagners Oaks At Woodstock LLC
Woodstock Oaks Senior Living P
Warranty Deed
related
—
Jan 3, 2008
$985,000
Griggs Oak At Woodstock LLC
Woodstock Oaks Senior Living P
Warranty Deed
related
—
Jan 3, 2008
$900,000
Jakofskys Oaks Of 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
$499,700
Cranwells Oaks Of Woodstock LLC
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
$151,000
Elliots Oaks At Woodstock Ll
Woodstock Oaks Senior Living P
Warranty Deed
related
$6,800,000 · Tennessee Commerce Bank
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
Apr 5, 2007
—
Kb Home Atlanta LLC
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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