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Property profile & analytics
OFF-MARKET
Estimated value
$885,000
Specialty properties
8728 Forrester Rd Lula, GA 30554-2323
Individually Owned
3-yr Hold
Absentee Owner
Property ID
US22-0834464
Property profile
Verified
Property type
Specialty properties
Use group
KENNEL
Year built
2008
Construction
BRICK
Total area
3,479 SF
Lot
5.57 ac (242,629 SF)
Zoning code
AR-IV
APN
12-128 -000-009
UPID
US22-0834464
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
$975k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$885k
Owner & transaction history
Sarah Durham · 3 yrs held
Sarah Durham
since 2023
Last sale
$900,000
4 recorded transactions
Zoning & alternative use
AR-IV · Lula, 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 Lula submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lula 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
$755,000
ML approach
$975,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$615,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$885k
Range $797k – $974k · ±10% · vs last sale $900k (Sep 15 2023)
Last sale anchor
$900k
Sep 15 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
$254 / 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
$6,375
Tax year 2024
Assessed value
$258,428
Assessed 2024
Previous assessed
$258,428
+0.0% YoY
Effective rate
2.47%
On assessed value
Assessed land
$54,280
Assessed improvement
$204,148
Land market value
$135,700
Improvement market value
$510,370
Total market value
$646,070
Applied tax rate
1.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
KENNEL
Status
Off-Market
Year built
2008
Construction
BRICK
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Stories
2
Rooms
5
Bathrooms
3
Total area
3,479 SF
Lot
5.57 ac (242,629 SF)
Zoning code
AR-IV
APN
12-128 -000-009
UPID
US22-0834464
Jurisdiction
HALL
Zoning & alternative use
AR-IV · Lula, GA
Zoning AR-IV · permitted uses
AR-IV · Lula, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lula. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$615,000
COMMERCIAL (GENERAL)
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
2008
Construction
BRICK
Heating
CENTRAL
Cooling
Yes
Stories
2
Buildings
2
Rooms
5
Bathrooms
3
Lot
5.57 ac
Current owner
From public records · entity-resolved
Sarah Durham
Individual
Mailing address
8743 MOSS HL DR, CLERMONT, GA 30527-3401
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 5, 2023
$560,000
Sarah Durham
Steven M Crumley
Warranty Deed
—
Apr 27, 2023
$1,700
Steven M Crumley
Syfan Gerran Gilmer Executor
Warranty Deed
—
Apr 9, 2020
—
Steve M Crumley
—
Deed
related
$250,000 · Truist Bk
—
—
Steve M Crumley
—
Deed Of Trust
related
$250,000 · Truist Bk
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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