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Property profile & analytics
OFF-MARKET
Estimated value
$1,040,000
Turn key restaurants
8634 Main St Woodstock, GA 30188-4937
Individually Owned
11-yr Hold
Free & Clear
Property ID
US22-1342333
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2019
Construction
STEEL FRAME
Total area
24,816 SF
Lot
0.1 ac (4,356 SF)
Zoning code
DT-CBD
APN
92N05 025
UPID
US22-1342333
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.04M
Owner & transaction history
Smith L Johnston III · 11 yrs held
Smith L Johnston III
since 2015
7 recorded transactions
Zoning & alternative use
DT-CBD · Woodstock, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
This district is intended to Permits a mix of retail, office, and residential uses in mixed use buildings
Zone name
Downtown Central Business District
General category
MIXED_USE
Zone area
102.44 ac
Source
Realmo
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.04M
Range $936k – $1.14M · ±10%
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
$42 / 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
$37,338
Tax year 2023
Assessed value
$1,287,880
Assessed 2023
Previous assessed
$1,287,880
+0.0% YoY
Effective rate
2.90%
On assessed value
Assessed land
$316,800
Assessed improvement
$971,080
Land market value
$792,000
Improvement market value
$2,427,700
Total market value
$3,219,700
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
2019
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Bathrooms
6
Total area
24,816 SF
Lot
0.1 ac (4,356 SF)
Zoning code
DT-CBD
APN
92N05 025
UPID
US22-1342333
Jurisdiction
CHEROKEE
Zoning & alternative use
DT-CBD · Woodstock, GAZoning DT-CBD · permitted uses
DT-CBD · Woodstock, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
This district is intended to Permits a mix of retail, office, and residential uses in mixed use buildings
Zone name
Downtown Central Business District
General category
MIXED_USE
Zone area
102.44 ac
Source
Realmo
Building & site characteristics
From public records
Year built
2019
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Bathrooms
6
Lot
0.1 ac
Current owner
From public records · entity-resolved
Smith L Johnston III
Individual
Free & Clear · 11 yrs held
Mailing address
8262 MAIN ST, WOODSTOCK, GA 30188-4809
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 13, 2020
—
Johnston Building LLC
—
Deed
related
$2,150,000 · Community Bk/pickens
Sep 14, 2018
—
Johnston Building LLC
—
Deed
related
$2,082,500 · Community Bk/pickens
Feb 16, 2018
—
Johnston Building LLC
—
Deed
related
$750,000 · Community Bank Of Pickens County
Feb 6, 2015
$80,000
Smith L Johnston III
Johnston Stanley
Grant Deed
—
Feb 6, 2015
—
Johnston Building LLC
Johnston Elizabeth D
Quit Claim Deed
related
—
Feb 6, 2015
$400,000
John W Moore II
Johnston,smith L III
Grant Deed
—
—
—
Johnston Building LLC
—
Loan Modification
related
$2,150,000 · Community Bk/pickens
—
—
Johnston Building LLC
—
Loan Modification
related
$2,082,500 · Community Bk/pickens
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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