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Property profile & analytics
FOR SALE
Office buildings
950 Mcever Rd Gainesville, GA 30504
Entity Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US22-1341548
For Sale
1 / 52
$1,600,000
950 Mcever Rd, Gainesville, GA 30504
View Listing →
Property summary
AI-generated overview
This exceptional investment opportunity presents a well-established, single-story car wash and auto center in Gainesville, Georgia. The 4,295 square foot facility, built in 2006 and renovated in 2018, sits on a 1.69-acre lot (APN: 01-00116-02-081) and boasts a strong 9.20% cap rate with a current NOI of $240,000. The property features three drive-thru service bays, a modern car wash tunnel with upgraded equipment, a freestanding detail building, and a covered vacuum station. A furnished lobby/waiting area enhances customer experience. Currently leased to two auto-related tenants on month-to-month agreements, this property is ideal for both investors and owner-operators. Its strategic location in a high-traffic retail corridor, directly across from a Publix-anchored shopping center and near major retailers like Home Depot, Best Buy, and Kohl's, ensures high visibility and consistent customer flow. The property is zoned HB. All furniture, fixtures, and equipment are included for owner-users. The average daily traffic count is 22,297 vehicles. Showings are by appointment only
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2005
Construction
STEEL FRAME
Total area
2,673 SF
Lot
1.69 ac (73,616 SF)
Zoning code
H-B
APN
01-116 -002-081
UPID
US22-1341548
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
-
Gainesville Car Wash and Lube Center Car Wash
-
Lakeside Car Wash tires and brakes | Lakeside Tires & Brakes Car Wash
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$590k
Comparable Approach
Comparable
$728k
Blend (final)
Blend
$645k
Owner & transaction history
IV Land & Properties LLC · 10 yrs held
IV Land & Properties LLC
since 2016
6 recorded transactions
Zoning & alternative use
H-B · Gainesville, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
ARTICLE 9-1
Top alternative use upside
Medical building
$555,000
+26.0%
Commercial (general)
$535,000
+22.3%
Auto repair, garage
$510,000
+16.1%
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 Gainesville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gainesville 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%
$635,000
6.5%
$590,000
7%
$545,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$440,000
Current use
MEDICAL BUILDING
$555,000
Change: +26% · Conversion: Easy
COMMERCIAL (GENERAL)
$535,000
Change: +22% · Conversion: Easy
AUTO REPAIR, GARAGE
$510,000
Change: +16% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$415,000
Change: -6% · Conversion: Difficult
RETAIL STORES
$400,000
Change: -8% · Conversion: Moderate
Blend value · Realmo final
$645k
Range $581k – $710k · ±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
$241 / 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
$10,616
Tax year 2024
Assessed value
$370,680
Assessed 2024
Previous assessed
$372,720
-0.5% YoY
Effective rate
2.86%
On assessed value
Assessed land
$134,720
Assessed improvement
$235,960
Land market value
$336,800
Improvement market value
$589,900
Total market value
$926,700
Applied tax rate
4.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
2005
Construction
STEEL FRAME
Heating
YES
Buildings
3
Total area
2,673 SF
Lot
1.69 ac (73,616 SF)
Zoning code
H-B
APN
01-116 -002-081
UPID
US22-1341548
Jurisdiction
HALL
Zoning & alternative use
H-B · Gainesville, GAZoning H-B · permitted uses
H-B · Gainesville, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
ARTICLE 9-1
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$440,000
MEDICAL BUILDING
Est. value
$555,000
COMMERCIAL (GENERAL)
Est. value
$535,000
AUTO REPAIR, GARAGE
Est. value
$510,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$415,000
RETAIL STORES
Est. value
$400,000
OFFICE BUILDING Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
2005
Construction
STEEL FRAME
Heating
YES
Buildings
3
Lot
1.69 ac
Current owner
From public records · entity-resolved
IV Land & Properties LLC
Entity
Mailing address
3170 OAK HAMPTON WAY, DULUTH, GA 30096-5858
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 29, 2016
$1,900,000
IV Land & Properties LLC
Carnetts Lanier Express Real
Warranty Deed
$1,776,000 · Renasant Bk
Mar 29, 2005
$520,000
Carnetts Lanier Express Real Co
Mccabe,patrick J & Dara O
Warranty Deed
—
Nov 10, 2004
$520,000
Mccabe,patrick J & Dara O
Foster,scott & Linda
Warranty Deed
$275,000 · Peoples Bk
—
—
Lanier Express Real Carnetts
—
Deed Of Trust
related
$1,833,784 · Rainey Family Ltd Lllp
—
—
Lanier Express Real Carnetts
—
Deed Of Trust
related
$55,013 · Rainey Family Ltd Lllp
—
—
Lanier Express Real C Carnetts
—
Deed Of Trust
related
$51,381 · Peoples Bank
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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