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Property profile & analytics
OFF-MARKET
Estimated value
$770,000
Community centers
8950 Main St Woodstock, GA 30188-4908
Individually Owned
22-yr Hold
Free & Clear
Property ID
US22-1392184
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1976
Construction
STEEL FRAME
Total area
4,300 SF
Lot
0.47 ac (20,473 SF)
Zoning code
DT-RO
APN
92N06 030 A
UPID
US22-1392184
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
$1.07M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$770k
Owner & transaction history
Owner Name Unavailable · 22 yrs held
Owner Name Unavailable
since 2004
2 recorded transactions
Zoning & alternative use
DT-RO · Woodstock, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
This district is intended to Permits primarily office and residential uses Maximum of eight dwelling units per acre
Zone name
Downtown Residential Office
General category
MIXED_USE
Zone area
82.12 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%
$1,150,000
6.5%
$1,065,000
7%
$985,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,210,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$770k
Range $693k – $847k · ±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
$179 / 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
$8,183
Tax year 2023
Assessed value
$282,248
Assessed 2023
Previous assessed
$282,248
+0.0% YoY
Effective rate
2.90%
On assessed value
Assessed land
$204,720
Assessed improvement
$77,528
Land market value
$511,800
Improvement market value
$193,820
Total market value
$705,620
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1976
Construction
STEEL FRAME
Heating
YES
Cooling
YES
Stories
1
Bathrooms
6
Total area
4,300 SF
Lot
0.47 ac (20,473 SF)
Zoning code
DT-RO
APN
92N06 030 A
UPID
US22-1392184
Jurisdiction
CHEROKEE
Zoning & alternative use
DT-RO · Woodstock, GAZoning DT-RO · permitted uses
DT-RO · 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 primarily office and residential uses Maximum of eight dwelling units per acre
Zone name
Downtown Residential Office
General category
MIXED_USE
Zone area
82.12 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$1.2M
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
1976
Construction
STEEL FRAME
Heating
YES
Cooling
Yes
Stories
1
Bathrooms
6
Lot
0.47 ac
Current owner
From public records · entity-resolved
Owner Name Unavailable
Individual
Free & Clear · 22 yrs held
Mailing address
8950 MAIN ST STE #120, WOODSTOCK, GA 30188-4908
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2004
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
Nov 28, 2012
—
1655 Sea Dunes Drive LLC
—
Trustees Deed
related
$180,000 · Georgia Commerce Bank
May 27, 2004
—
Owner Name Unavailable
Owner Name Unavailable
Warranty 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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