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Property profile & analytics
OFF-MARKET
Estimated value
$34,775,000
Office buildings
11625 Rainwater Dr Alpharetta, GA 30009-8674
Entity Owned
14-yr Hold
Absentee Owner
Free & Clear
Property ID
US22-1106098
Property profile
Verified
Property type
Office buildings
Use group
SKYSCRAPER/HIGH-RISE (COM OFFICES)
Year built
1999
Total area
152,090 SF
Lot
8.56 ac (372,874 SF)
Zoning code
OI
APN
12 271007460480
UPID
US22-1106098
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
-
ChargePoint Charging Station Electric Vehicle Charging Station
-
FedEx Drop Box Postal Service Courier Service
-
Ministry Ventures Charitable Organization Social Service Agency
-
McLain & Merritt Law Firm
-
Qiigo Marketing & Advertising
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$33.42M
Comparable Approach
Comparable
$21.98M
Blend (final)
Blend
$34.78M
Owner & transaction history
Bre Of Coh Ga LLC · 14 yrs held
Bre Of Coh Ga LLC
since 2011
4 recorded transactions
Zoning & alternative use
OI · Alpharetta, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$54.0M
+35.5%
Neighborhood: shopping center
$50.0M
+25.3%
Retail stores
$47.5M
+19.2%
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 Alpharetta submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Alpharetta 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%
$36,205,000
6.5%
$33,420,000
7%
$31,035,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$39,875,000
Current use
COMMERCIAL (GENERAL)
$54,020,000
Change: +35% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$49,975,000
Change: +25% · Conversion: Difficult
RETAIL STORES
$47,520,000
Change: +19% · Conversion: Moderate
MEDICAL BUILDING
$47,245,000
Change: +18% · Conversion: Easy
AUTO REPAIR, GARAGE
$44,325,000
Change: +11% · Conversion: Difficult
Blend value · Realmo final
$34.78M
Range $31.30M – $38.25M · ±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
$229 / 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
$304,141
Tax year 2023
Assessed value
$9,740,000
Assessed 2023
Previous assessed
$9,740,000
+0.0% YoY
Effective rate
3.12%
On assessed value
Assessed land
$924,480
Assessed improvement
$8,815,520
Land market value
$2,311,200
Improvement market value
$22,038,800
Total market value
$24,350,000
Applied tax rate
10.0000
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
SKYSCRAPER/HIGH-RISE (COM OFFICES)
Status
Off-Market
Year built
1999
Heating
YES
Cooling
YES
Stories
1
Units
1
Total area
152,090 SF
Lot
8.56 ac (372,874 SF)
Zoning code
OI
APN
12 271007460480
UPID
US22-1106098
Jurisdiction
FULTON
Zoning & alternative use
OI · Alpharetta, GA
Zoning OI · permitted uses
OI · Alpharetta, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alpharetta. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$39.9M
COMMERCIAL (GENERAL)
Est. value
$54.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$50.0M
RETAIL STORES
Est. value
$47.5M
MEDICAL BUILDING
Est. value
$47.2M
AUTO REPAIR, GARAGE
Est. value
$44.3M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1999
Heating
YES
Cooling
Yes
Stories
1
Units
1
Lot
8.56 ac
Current owner
From public records · entity-resolved
Bre Of Coh Ga LLC
Entity
Free & Clear · 14 yrs held
Mailing address
3455 PEACHTREE RD NE STE #650, ATLANTA, GA 30326-3236
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 23, 2019
—
F7 Nwo LLC
—
Loan Modification
related
$132,500,000 · Wells Fargo Bk
Dec 15, 2011
$109,974,800
Bre Of Coh Ga LLC
Duke Realty LP
Grant Deed
—
Sep 20, 2001
$26,080,364
500 & 600 Northwinds Center We
Northwinds Center LP
Grant Deed
related
$32,750,000 · Miscellaneous Ins Co
—
—
Bre Of Coh Ga LLC
—
Deed Of Trust
related
$12,959 · General Elec Cap
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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