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Property profile & analytics
OFF-MARKET
Estimated value
$19,525,000
Office buildings
11650 Great Oaks Way Alpharetta, GA 30022-2418
Entity Owned
4-yr Hold
Free & Clear
Property ID
US22-0853309
Property profile
Verified
Property type
Office buildings
Use group
SKYSCRAPER/HIGH-RISE (COM OFFICES)
Year built
1999
Total area
80,228 SF
Lot
15.68 ac (682,934 SF)
Zoning code
OI
APN
12 298008520418
UPID
US22-0853309
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
-
Sungard Availability Services Business To Business Service
-
Universal American Loan Service Bank
-
Deloitte & Touche Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$17.63M
Comparable Approach
Comparable
$15.97M
Blend (final)
Blend
$19.53M
Owner & transaction history
Allegheny Dc Assets LLC · 4 yrs held
Allegheny Dc Assets LLC
since 2021
Last sale
$27.0M
7 recorded transactions
Zoning & alternative use
OI · Alpharetta, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$28.5M
+109.1%
Neighborhood: shopping center
$26.4M
+93.4%
Retail stores
$25.1M
+83.9%
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 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%
$19,100,000
6.5%
$17,630,000
7%
$16,370,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$13,630,000
Current use
COMMERCIAL (GENERAL)
$28,495,000
Change: +109% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$26,360,000
Change: +93% · Conversion: Difficult
RETAIL STORES
$25,065,000
Change: +84% · Conversion: Moderate
MEDICAL BUILDING
$24,925,000
Change: +83% · Conversion: Easy
AUTO REPAIR, GARAGE
$23,380,000
Change: +72% · Conversion: Difficult
Blend value · Realmo final
$19.53M
Range $17.57M – $21.48M · ±10% · vs last sale $27.00M (Jul 15 2021)
Last sale anchor
$27.00M
Jul 15 2021
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
$243 / 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
$192,977
Tax year 2023
Assessed value
$6,180,000
Assessed 2023
Previous assessed
$7,036,880
-12.2% YoY
Effective rate
3.12%
On assessed value
Assessed land
$1,463,320
Assessed improvement
$4,716,680
Land market value
$3,658,300
Improvement market value
$11,791,700
Total market value
$15,450,000
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
Total area
80,228 SF
Lot
15.68 ac (682,934 SF)
Zoning code
OI
APN
12 298008520418
UPID
US22-0853309
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
$13.6M
COMMERCIAL (GENERAL)
Est. value
$28.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$26.4M
RETAIL STORES
Est. value
$25.1M
MEDICAL BUILDING
Est. value
$24.9M
AUTO REPAIR, GARAGE
Est. value
$23.4M
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
Lot
15.68 ac
Current owner
From public records · entity-resolved
Allegheny Dc Assets LLC
Entity
Free & Clear · 4 yrs held
Mailing address
5 BRYANT PARK #28, NEW YORK, NY 10018-8204
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
35 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 15, 2021
$27,000,000
Allegheny Dc Assets LLC
Dcii 11650 Great Oaks Way LLC
Limited Warranty Deed
—
Feb 18, 2016
$15,750,000
Dc-11650 Great Oaks Way LLC
Great Oaks Holdings LLC
Grant Deed
related
—
Jun 3, 2013
—
Great Oaks Holdings LLC
—
Deed Of Trust
related
$25,000,000 · Keybank USA
Nov 28, 2012
$12,800,000
Great Oaks Holdings LLC
Kbs Great Oaks LLC
Grant Deed
related
—
Oct 27, 2004
$302,500
Nnn Great Oaks Center 13 LLC
Nnn Great Oaks Center
Grant Deed
related
—
Jul 6, 2004
$656,600
Nnn Great Oaks Ctr 5 LLC
Hldr Of Royal 400 III LLC
Grant Deed
—
Jul 6, 2004
$509,200
Nnn Great Oaks Ctr 1 LLC
Holder Of Royal 400 III LLC
Grant Deed
—
Jul 6, 2004
$536,000
Nnn Great Oaks Ctr 14 LLC
Hldr Of Royal 400 III LLC
Grant Deed
—
Jul 6, 2004
$589,600
Nnn Great Oaks Ctr 2 LLC
Holder Of Royal 400 III LLC
Grant Deed
—
Jul 6, 2004
$1,833,800
Nnn Great Oaks Ctr 12 LLC
Holder Of Royal 400 II LLC
Grant Deed
—
Jul 6, 2004
$998,400
Nnn Great Oaks Ctr 5 LLC
Holder Of Royal 400 II LLC
Grant Deed
—
Jul 6, 2004
$616,400
Nnn Great Oaks Ctr 3 & 4 LLC
Holder Of Royal 400 III LLC
Grant Deed
—
Jul 6, 2004
$1,500,800
Nnn Great Oaks Ctr 11 LLC
Hldr Of Royal 400 III LLC
Grant Deed
—
Jul 6, 2004
$937,300
Nnn Great Oaks Ctr 3 LLC
Holder Of Royal 400 II LLC
Grant Deed
—
Jul 6, 2004
$489,000
Nnn Great Oaks Ctr 15 LLC
Holder Of Royal 400 II LLC
Grant Deed
—
Jul 6, 2004
$1,206,000
Nnn Great Oaks Ctr 12 LLC
Hldr Of Royal 400 III LLC
Grant Deed
—
Jul 6, 2004
$896,500
Nnn Great Oaks Ctr 2 LLC
Holder Of Royal 400 II LLC
Grant Deed
—
Jul 6, 2004
$321,600
Nnn Great Oaks Ctr 15 LLC
Hldr Of Royal 400 III LLC
Grant Deed
—
Jul 6, 2004
$815,000
Nnn Great Oaks Ctr 14 LLC
Holder Of Royal 400 II LLC
Grant Deed
—
Jul 6, 2004
$652,000
Nnn Great Oaks Ctr 10 LLC
Holder Of Royal 400 II LLC
Grant Deed
—
Jul 6, 2004
$774,300
Nnn Great Oaks Ctr 1 LLC
Holder Of Royal 400 II LLC
Grant Deed
—
Jul 6, 2004
$978,000
Nnn Great Oaks Ctr 7 LLC
Holder Of Royal 400 II LLC
Warranty Deed
—
Jul 6, 2004
$683,400
Nnn Great Oaks Ctr 9 LLC
Hldr Of Royal 400 III LLC
Grant Deed
—
Jul 6, 2004
$2,282,000
Nnn Great Oaks Ctr II LLC
Holder Of Royal 400 II LLC
Grant Deed
—
Jul 6, 2004
$1,045,200
Nnn Great Oaks Ctr LLC
Holder Of Royal 40 III LLC
Grant Deed
—
Jul 6, 2004
$643,200
Nnn Great Oaks Ctr 7 LLC
Hldr Of Royal 400 III LLC
Grant Deed
—
Jul 6, 2004
$1,039,200
Nnn Great Oaks Ctr 9 LLC
Holder Of Royal 400 II LLC
Grant Deed
—
Jul 6, 2004
$1,589,300
Nnn Great Oaks Ctr LLC
Holder Of Royal 400 II LLC
Grant Deed
—
Jul 6, 2004
$817,400
Nnn Great Oaks Ctr 16 LLC
Hldr Of Royal 400 III LLC
Grant Deed
—
Jul 6, 2004
$629,800
Nnn Great Oaks Ctr 8 LLC
Hldr Of Royal 400 III LLC
Grant Deed
—
Jul 6, 2004
$428,000
Nnn Great Oaks Ctr 10 LLC
Hldr Of Royal 400 III LLC
Grant Deed
—
Jun 25, 2004
—
Holder Of Royal 400 III LLC
Morgan Stanley Real Est Invs
Warranty Deed
related
—
—
—
Kbs Great Oaks LLC
—
Deed Of Trust
related
$55,500,000 · Bank Of America
—
—
Great Oaks Holdings LLC
—
Loan Modification
related
$92,500,000 · Keybank USA
—
—
Great Oaks Holdings LLC
—
Loan Modification
related
$67,500,000 · Keybank USA
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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