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Property profile & analytics
OFF-MARKET
Estimated value
$1,315,000
Office buildings
1155 Hightower Trl Sandy Springs, GA 30350-2982
Entity Owned
2-yr Hold
Free & Clear
Property ID
US22-0835924
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1985
Construction
WOOD
Total area
5,166 SF
Lot
0.34 ac (14,985 SF)
Zoning code
OI
APN
17 002600010359
UPID
US22-0835924
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
$1.32M
CAP Approach
CAP
$1.14M
Comparable Approach
Comparable
$829k
Blend (final)
Blend
$1.32M
Owner & transaction history
417 Investments LLC · 2 yrs held
417 Investments LLC
since 2024
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
OI · Sandy Springs, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.5M
+123.4%
Neighborhood: shopping center
$1.4M
+116.3%
Medical building
$1.4M
+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
$1,315,000
ML approach
$1,315,000
CAP Approach
CAP Return
Estimation
6%
$1,230,000
6.5%
$1,135,000
7%
$1,055,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,450,000
Change: +123% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,405,000
Change: +116% · Conversion: Difficult
MEDICAL BUILDING
$1,405,000
Change: +116% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,310,000
Change: +102% · Conversion: Difficult
RETAIL STORES
$1,160,000
Change: +78% · Conversion: Moderate
Blend value · Realmo final
$1.32M
Range $1.18M – $1.45M · ±10% · vs last sale $1.32M (May 1 2024)
Last sale anchor
$1.32M
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
$255 / 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
$8,174
Tax year 2023
Assessed value
$289,600
Assessed 2023
Previous assessed
$289,600
+0.0% YoY
Effective rate
2.82%
On assessed value
Assessed land
$120,920
Assessed improvement
$168,680
Land market value
$302,300
Improvement market value
$421,700
Total market value
$724,000
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
1985
Construction
WOOD
Heating
YES
Cooling
YES
Stories
1
Total area
5,166 SF
Lot
0.34 ac (14,985 SF)
Zoning code
OI
APN
17 002600010359
UPID
US22-0835924
Jurisdiction
FULTON
Zoning & alternative use
OI · Sandy Springs, GAZoning 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
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$1.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.3M
RETAIL STORES
Est. value
$1.2M
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
1985
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Lot
0.34 ac
Current owner
From public records · entity-resolved
417 Investments LLC
Entity
Free & Clear · 2 yrs held
Mailing address
1155 HIGHTOWER TRL, ATLANTA, GA 30350-2982
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 1, 2024
$1,315,715
417 Investments LLC
33 H 1155 LLC
Limited Warranty Deed
—
May 1, 2024
—
417 Investments LLC
33h 1145 LLC
Quit Claim Deed
related
—
Jul 12, 2022
$750,000
33 H 1155 LLC
1155 Hightower Ventures INC
Warranty Deed
$740,265 · Quantum National Bank
Dec 28, 2018
—
1155 Hightower Ventures INC
Harris,r Britt JR
Warranty Deed
related
—
Aug 2, 2018
$150,000
R Britt Harris JR.
Harris,cherry B
Grant Deed
related
—
Dec 26, 2017
—
Cherry B Harris
Harris Steven D
Quit Claim Deed
related
—
Dec 26, 2017
$150,000
R Britt Harris JR.
Harris,cherry B
Grant Deed
related
—
Dec 15, 2017
—
Cherry B Harris
Harris Margaret R
Quit Claim Deed
related
—
Oct 3, 2017
—
Cherry B Harris
Harris Margaret R
Quit Claim Deed
related
—
Sep 4, 2015
—
Steven D Harris
Harris,cherry B
Quit Claim Deed
related
—
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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