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Property profile & analytics
OFF-MARKET
Estimated value
$800,000
Specialty properties
86 Main St Forsyth, GA 31029-1736
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US22-2563520
Property profile
Verified
Property type
Specialty properties
Use group
CREMATORIUM, MORTUARY
Year built
1887
Construction
WOOD
Total area
4,138 SF
Lot
0.58 ac (25,265 SF)
Zoning code
3
APN
F26-056
UPID
US22-2563520
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
-
Monroe County Memorial Chapel Social Service Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$880k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$800k
Owner & transaction history
Harts Mortuary INC · 3 yrs held
Harts Mortuary INC
since 2023
Last sale
$800,000
2 recorded transactions
Zoning & alternative use
3 · Forsyth, 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 Forsyth submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Forsyth 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
$800,000
ML approach
$880,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$930,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$505,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$800k
Range $720k – $880k · ±10% · vs last sale $800k (Feb 22 2023)
Last sale anchor
$800k
Feb 22 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
$193 / 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
$3,840
Tax year 2023
Assessed value
$126,040
Assessed 2023
Previous assessed
$126,040
+0.0% YoY
Effective rate
3.05%
On assessed value
Assessed land
$21,840
Assessed improvement
$104,200
Land market value
$54,600
Improvement market value
$260,500
Total market value
$315,100
Applied tax rate
2.0000
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
Specialty properties
Use group
CREMATORIUM, MORTUARY
Status
Off-Market
Year built
1887
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Stories
2
Total area
4,138 SF
Lot
0.58 ac (25,265 SF)
Zoning code
3
APN
F26-056
UPID
US22-2563520
Jurisdiction
MONROE
Zoning & alternative use
3 · Forsyth, GAZoning 3 · permitted uses
3 · Forsyth, 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
COMMERCIAL (GENERAL)
Est. value
$930,000
OFFICE BUILDING
Est. value
$505,000
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1887
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Buildings
2
Lot
0.58 ac
Current owner
From public records · entity-resolved
Harts Mortuary INC
Entity
Mailing address
PO BOX 6197, MACON, GA 31208-6197
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 22, 2023
$800,000
Harts Mortuary INC
Harley Ray Beck
Warranty Deed
$1,100,000 · Beck Harley Ray
Feb 15, 2023
—
Harley Ray Beck
Phyllis Beck
Quit Claim 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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