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Property profile & analytics
OFF-MARKET
Estimated value
$1,360,000
Office buildings
1145 Hightower Trl, Sandy Springs, GA 30350-2981
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US22-1423199
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1991
Total area
6,904 SF
Lot
0.63 ac (27,399 SF)
Zoning code
OI
APN
17 002600010342
UPID
US22-1423199
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
$1.36M
CAP Approach
CAP
$1.52M
Comparable Approach
Comparable
$1.11M
Blend (final)
Blend
$1.36M
Owner & transaction history
417 Investments LLC · 2 yrs held
417 Investments LLC
since 2024
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
OI · Sandy Springs, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.9M
+123.4%
Neighborhood: shopping center
$1.9M
+116.3%
Medical building
$1.9M
+116.1%
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 Sandy Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sandy Springs 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
$1,360,000
ML approach
$1,360,000
CAP Approach
CAP Return
Estimation
6%
$1,645,000
6.5%
$1,515,000
7%
$1,410,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$870,000
Current use
COMMERCIAL (GENERAL)
$1,940,000
Change: +123% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,880,000
Change: +116% · Conversion: Difficult
MEDICAL BUILDING
$1,875,000
Change: +116% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,755,000
Change: +102% · Conversion: Difficult
RETAIL STORES
$1,550,000
Change: +78% · Conversion: Moderate
Blend value · Realmo final
$1.36M
Range $1.22M – $1.50M · ±10% · vs last sale $1.36M (May 1 2024)
Last sale anchor
$1.36M
May 1 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
$197 / 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
$10,849
Tax year 2023
Assessed value
$384,360
Assessed 2023
Previous assessed
$384,360
+0.0% YoY
Effective rate
2.82%
On assessed value
Assessed land
$146,560
Assessed improvement
$237,800
Land market value
$366,400
Improvement market value
$594,500
Total market value
$960,900
Applied tax rate
59.0000
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
1991
Heating
YES
Cooling
YES
Stories
1
Units
1
Total area
6,904 SF
Lot
0.63 ac (27,399 SF)
Zoning code
OI
APN
17 002600010342
UPID
US22-1423199
Jurisdiction
FULTON
Zoning & alternative use
OI · Sandy Springs, GA
Zoning OI · permitted uses
OI · Sandy Springs, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sandy Springs. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$870,000
COMMERCIAL (GENERAL)
Est. value
$1.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$1.8M
RETAIL STORES
Est. value
$1.6M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1991
Heating
YES
Cooling
Yes
Stories
1
Units
1
Lot
0.63 ac
Current owner
From public records · entity-resolved
417 Investments LLC
Entity
Mailing address
1145 HIGHTOWER TRL, ATLANTA, GA 30350-2981
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 1, 2024
$1,361,235
417 Investments LLC
33h 1145 LLC
Limited Warranty Deed
—
Jul 25, 2019
—
33h 1145 LLC
Wells Fargo Bk NA
Quit Claim Deed
related
—
Jul 25, 2019
$460,000
33h 1145 LLC
Wells Fargo Bk NA
Grant Deed
$687,576 · Quantum Nat'l Bk
Jul 20, 2015
$635,654
Wells Fargo Bk
Healey,michael P
Trustees Deed
related
—
—
—
Healey,michael P
—
Deed Of Trust
related
$1,000,000 · Wachovia Bk/ga
—
—
Michael P Healey
—
Loan Modification
related
$725,303 · Wells Fargo Bank
—
—
Michael P Healey
—
Deed Of Trust
related
$1,000,000 · Wachovia Bank NA
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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