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Property profile & analytics
OFF-MARKET
Estimated value
$1,820,000
Commercial real estate
9961 Sandy Cross Rd Carnesville, GA 30521-0109
Individually Owned
6-yr Hold
~
Est. High Equity
Property ID
US22-1926991
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1995
Construction
TYPE NOT SPECIFIED
Total area
672 SF
Lot
5.48 ac (238,709 SF)
Zoning code
UNZONED RURAL
APN
021-012
UPID
US22-1926991
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
-
Iguana's Mexican Restaurant Restaurant
-
Subway Take-out & Catering Catering Service
-
Chevron Gas Station
-
Gold Mine Travel Plaza Parking Lot & Garage Gas Station
-
Vape Planet (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.06M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.82M
Owner & transaction history
Busbee & Frey Kkc · 6 yrs held
Busbee & Frey Kkc
since 2020
Last sale
$1.6M
6 recorded transactions
Zoning & alternative use
UNZONED RURAL · Carnesville, 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 Carnesville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Carnesville 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
$2,020,000
ML approach
$2,060,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.82M
Range $1.64M – $2.00M · ±10% · vs last sale $1.60M (Jan 17 2020)
Last sale anchor
$1.60M
Jan 17 2020
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
$2,708 / 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
$11,973
Tax year 2023
Assessed value
$464,070
Assessed 2023
Previous assessed
$3,456
+13,328.0% YoY
Effective rate
2.58%
On assessed value
Assessed land
$157,824
Assessed improvement
$306,246
Land market value
$394,560
Improvement market value
$765,616
Total market value
$1,160,176
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1995
Construction
TYPE NOT SPECIFIED
Heating
FLOOR/WALL FURNACE
Cooling
WALL UNIT
Buildings
4
Stories
1
Bathrooms
1
Total area
672 SF
Lot
5.48 ac (238,709 SF)
Zoning code
UNZONED RURAL
APN
021-012
UPID
US22-1926991
Jurisdiction
FRANKLIN
Zoning & alternative use
UNZONED RURAL · Carnesville, GA
Zoning UNZONED RURAL · permitted uses
UNZONED RURAL · Carnesville, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Carnesville. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1995
Construction
TYPE NOT SPECIFIED
Heating
FLOOR/WALL FURNACE
Cooling
Yes
Stories
1
Buildings
4
Bathrooms
1
Lot
5.48 ac
Current owner
From public records · entity-resolved
Busbee & Frey Kkc
Individual
Mailing address
9961 SANDY CROSS RD, CARNESVILLE, GA 30521-0109
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
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
Jan 17, 2020
$1,600,000
Busbee & Frey Kkc
Metro Petro LLC
Grant Deed
$1,377,000 · Quantum Nat'l Bk
Jan 17, 2020
—
Busbee & Frey LLC
Metro Petro LLC
Quit Claim Deed
related
—
Mar 16, 2015
$1,000,100
Metro Petro LLC
David,w D
Grant Deed
$900,000 · W D David
Oct 8, 2012
—
W D David
Ycs Investments INC
Quit Claim Deed
related
—
Oct 8, 2012
$625,000
W D David
Ycs Investments INC
Grant Deed
—
Sep 28, 2012
$625,000
David Wd
Ycs Investments INC
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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