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Property profile & analytics
OFF-MARKET
Estimated value
$2,035,000
Retail space
979 Dawsonville Hwy Gainesville, GA 30501-2618
Entity Owned
20-yr Hold
Absentee Owner
Free & Clear
Property ID
US22-0995663
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2006
Construction
STEEL FRAME
Total area
11,436 SF
Lot
1.34 ac (58,370 SF)
Zoning code
G-B
APN
01-116 -002-028
UPID
US22-0995663
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
-
Rooms To Go Express Furniture & Home Goods Home Decor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.03M
Comparable Approach
Comparable
$2.65M
Blend (final)
Blend
$2.04M
Owner & transaction history
Mcgaines Properties LLC · 20 yrs held
Mcgaines Properties LLC
since 2005
1 recorded transaction
Zoning & alternative use
G-B · Gainesville, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Standard O-I N-B C-B R-B G-B L-I H-I Table Notes: A “-“ in a cell = Not Permitted *Additional density may be allowed by the Governing Body with approval of a Special Use. **Required zoning buffers may be reduced in width with installation of a structural buffer as provided in Chapter 13-1. CITY OF GAINESVILLE, GA | Unified Land Development Code
Zone name
General Business
General category
COMMERCIAL
Zone area
917.66 ac
Source
ARTICLE 9-1
Top alternative use upside
Restaurant
$3.4M
+108.9%
Medical building
$2.4M
+51.1%
Auto repair, garage
$2.2M
+34.8%
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%
$2,195,000
6.5%
$2,030,000
7%
$1,885,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,615,000
Current use
RESTAURANT
$3,375,000
Change: +109% · Conversion: Easy
MEDICAL BUILDING
$2,440,000
Change: +51% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,180,000
Change: +35% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,865,000
Change: +15% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,770,000
Change: +10% · Conversion: Moderate
OFFICE BUILDING
$1,630,000
Change: +1% · Conversion: Easy
Blend value · Realmo final
$2.04M
Range $1.83M – $2.24M · ±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
$178 / 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
$25,878
Tax year 2024
Assessed value
$903,600
Assessed 2024
Previous assessed
$904,680
-0.1% YoY
Effective rate
2.86%
On assessed value
Assessed land
$391,680
Assessed improvement
$511,920
Land market value
$979,200
Improvement market value
$1,279,800
Total market value
$2,259,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2006
Construction
STEEL FRAME
Heating
NONE
Total area
11,436 SF
Lot
1.34 ac (58,370 SF)
Zoning code
G-B
APN
01-116 -002-028
UPID
US22-0995663
Jurisdiction
HALL
Zoning & alternative use
G-B · Gainesville, GAZoning G-B · permitted uses
G-B · Gainesville, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Standard O-I N-B C-B R-B G-B L-I H-I Table Notes: A “-“ in a cell = Not Permitted *Additional density may be allowed by the Governing Body with approval of a Special Use. **Required zoning buffers may be reduced in width with installation of a structural buffer as provided in Chapter 13-1. CITY OF GAINESVILLE, GA | Unified Land Development Code
Zone name
General Business
General category
COMMERCIAL
Zone area
917.66 ac
Source
ARTICLE 9-1
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.6M
RESTAURANT
Est. value
$3.4M
MEDICAL BUILDING
Est. value
$2.4M
AUTO REPAIR, GARAGE
Est. value
$2.2M
COMMERCIAL (GENERAL)
Est. value
$1.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.6M
RETAIL STORES Current
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
2006
Construction
STEEL FRAME
Heating
NONE
Lot
1.34 ac
Current owner
From public records · entity-resolved
Mcgaines Properties LLC
Entity
Free & Clear · 20 yrs held
Mailing address
40 NE LOOP 410TH STE #607, SAN ANTONIO, TX 78216-5883
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 30, 2005
$1,200,000
Mcgaines Properties LLC
Gipson,john H JR
Grant Deed
—
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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