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Property profile & analytics
OFF-MARKET
Estimated value
$12,500,000
Office buildings
1080 Holcomb Brg Rd Roswell, GA 30076-4346
Entity Owned
14-yr Hold
Absentee Owner
Free & Clear
Property ID
US22-1744838
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1983
Total area
62,890 SF
Lot
3.94 ac (171,626 SF)
Zoning code
C3
APN
12 229005380605
UPID
US22-1744838
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
-
Wood Engineering Consultant
-
Liv Home Corporation Home Health Care Service
-
Epix Healthcare Associates LLC Corporate Office
-
FedEx Drop Box Postal Service Courier Service
-
The Pinnacle Institute Learning Center Training Center Tutoring Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$12.50M
CAP Approach
CAP
$13.82M
Comparable Approach
Comparable
$10.06M
Blend (final)
Blend
$12.50M
Owner & transaction history
Roswell Ga High Rise LLC · 14 yrs held
Roswell Ga High Rise LLC
since 2012
Last sale
$12.5M
3 recorded transactions
Zoning & alternative use
C3 · Roswell, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$20.7M
+26.2%
Medical building
$19.5M
+19.3%
Auto repair, garage
$18.3M
+11.9%
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 Roswell submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Roswell 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
$12,500,000
ML approach
$12,500,000
CAP Approach
CAP Return
Estimation
6%
$14,970,000
6.5%
$13,820,000
7%
$12,835,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$16,375,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$20,665,000
Change: +26% · Conversion: Difficult
MEDICAL BUILDING
$19,535,000
Change: +19% · Conversion: Easy
AUTO REPAIR, GARAGE
$18,330,000
Change: +12% · Conversion: Difficult
Blend value · Realmo final
$12.50M
Range $11.25M – $13.75M · ±10% · vs last sale $12.50M (Dec 23 2024)
Last sale anchor
$12.50M
Dec 23 2024
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
$199 / 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
$40,239
Tax year 2023
Assessed value
$1,425,600
Assessed 2023
Previous assessed
$1,425,600
+0.0% YoY
Effective rate
2.82%
On assessed value
Assessed land
$1,134,800
Assessed improvement
$290,800
Land market value
$2,837,000
Improvement market value
$727,000
Total market value
$3,564,000
Applied tax rate
45.0000
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 (MULTI-STORY)
Status
Off-Market
Year built
1983
Heating
YES
Cooling
YES
Stories
1
Total area
62,890 SF
Lot
3.94 ac (171,626 SF)
Zoning code
C3
APN
12 229005380605
UPID
US22-1744838
Jurisdiction
FULTON
Zoning & alternative use
C3 · Roswell, GA
Zoning C3 · permitted uses
C3 · Roswell, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Roswell. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$16.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$20.7M
MEDICAL BUILDING
Est. value
$19.5M
AUTO REPAIR, GARAGE
Est. value
$18.3M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1983
Heating
YES
Cooling
Yes
Stories
1
Lot
3.94 ac
Current owner
From public records · entity-resolved
Roswell Ga High Rise LLC
Entity
Free & Clear · 14 yrs held
Mailing address
481 CARLISLE DR, HERNDON, VA 20170-4882
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 30, 2012
$5,093,600
Roswell Ga High Rise LLC
Csmc 2006-c5 Holcomb Office LP
Grant Deed
—
Jul 5, 2011
$7,250,000
Csmc 2006-c5 Holcomb Office LP
Csmc 2006-c5 Holcomb Office LP
Trustees Deed
related
—
Nov 27, 2006
—
Roswell Summit LLC
Realty Associates Fund IV
Quit Claim Deed
related
$10,875,000 · Column Fin'l
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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