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Property profile & analytics
FOR LEASE
Office buildings
11700 Great Oaks Way Alpharetta, GA 30022
Entity Owned
1-yr Hold
Free & Clear
Property ID
US22-1104899
For Lease
1 / 14
$41,900,000
11700 Great Oaks Way, Alpharetta, GA 30022
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
SKYSCRAPER/HIGH-RISE (COM OFFICES)
Year built
2000
Total area
310,928 SF
Lot
17.66 ac (769,270 SF)
Zoning code
OI
APN
12 312009070404
UPID
US22-1104899
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
-
Verifone Inc (Bike/Boat/Book/etc) Store Corporate Office
-
ADP Alpharetta Business To Business Service Business Management Consultant
-
General Motors Co Corporate Office
-
SemaConnect Charging Station Electric Vehicle Charging Station
-
Nexeo Solutions Factory Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$41.90M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$51.13M
Blend (final)
Blend
$41.90M
Owner & transaction history
Royal Centre Holdings 4 LLC · 1 yrs held
Royal Centre Holdings 4 LLC
since 2024
Last sale
$41.9M
6 recorded transactions
Zoning & alternative use
OI · Alpharetta, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$41,900,000
ML approach
$41,900,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$52,825,000
Current use
Blend value · Realmo final
$41.90M
Range $37.71M – $46.09M · ±10% · vs last sale $41.90M (Sep 4 2024)
Last sale anchor
$41.90M
Sep 4 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
$135 / 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
$617,730
Tax year 2023
Assessed value
$19,782,560
Assessed 2023
Previous assessed
$19,782,560
+0.0% YoY
Effective rate
3.12%
On assessed value
Assessed land
$1,539,640
Assessed improvement
$18,242,920
Land market value
$3,849,100
Improvement market value
$45,607,300
Total market value
$49,456,400
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
For Lease
Year built
2000
Heating
YES
Cooling
YES
Buildings
2
Stories
1
Total area
310,928 SF
Lot
17.66 ac (769,270 SF)
Zoning code
OI
APN
12 312009070404
UPID
US22-1104899
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
$52.8M
OFFICE BUILDING Current
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
2000
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Lot
17.66 ac
Current owner
From public records · entity-resolved
Royal Centre Holdings 4 LLC
Entity
Free & Clear · 1 yrs held
Mailing address
11700 GREAT OAKS WAY, ALPHARETTA, GA 30022-2448
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 4, 2024
$41,900,000
Royal Centre Holdings 4 LLC
Bof Ga Royal Centre LLC
Warranty Deed
—
Apr 2, 2018
—
Bof Ga Royal Centre LLC
Royal Centre LLC
Quit Claim Deed
related
—
Mar 30, 2018
$107,000,000
Bof Ga Royal Centre LLC
Royal Centre LLC
Limited Warranty Deed
—
Aug 12, 2015
$85,250,000
Royal Centre LLC
Wells Fargo Bk 2007-iq15
Grant Deed
—
Nov 6, 2013
$77,000
Wells Fargo Bank NA 2007-iq15 Tr
Ch Realty IV Of Royal Centre LLC
Trustees Deed
related
—
May 21, 2007
$97,000,000
Ch Realty IV Of Royal Centre LLC
Allianz Life Ins Co Of North Amer
Trustees Deed
$77,000,000 · Principal Com'l Fndg
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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