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Property profile & analytics
OFF-MARKET
Estimated value
$54,600,000
Office buildings
11720 Amber Park Dr Alpharetta, GA 30009-2275
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US22-1092761
Property profile
Verified
Property type
Office buildings
Use group
SKYSCRAPER/HIGH-RISE (COM OFFICES)
Year built
2001
Total area
149,588 SF
Lot
9.5 ac (413,820 SF)
Zoning code
OI
APN
12 284008030327
UPID
US22-1092761
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
-
Kimley-Horn Engineering Consultant Civil Engineer
-
Indigitalstyle Marketing & Advertising (Bike/Boat/Book/etc) Store
-
PersistSEO Marketing & Advertising (Bike/Boat/Book/etc) Store
-
LivePerson Automotive Corporate Office Business Park
-
Avalon Credit Repair Company Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$32.87M
Comparable Approach
Comparable
$57.56M
Blend (final)
Blend
$54.60M
Owner & transaction history
Parkway Building Owner LLC · 4 yrs held
Parkway Building Owner LLC
since 2021
Last sale
$53.0M
6 recorded transactions
Zoning & alternative use
OI · Alpharetta, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$80.4M
+104.9%
Commercial (general)
$53.1M
+35.5%
Neighborhood: shopping center
$49.2M
+25.3%
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
$54,840,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$35,610,000
6.5%
$32,870,000
7%
$30,525,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$39,220,000
Current use
RESTAURANT
$80,355,000
Change: +105% · Conversion: Moderate
COMMERCIAL (GENERAL)
$53,130,000
Change: +35% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$49,150,000
Change: +25% · Conversion: Difficult
RETAIL STORES
$46,735,000
Change: +19% · Conversion: Moderate
MEDICAL BUILDING
$46,470,000
Change: +18% · Conversion: Easy
AUTO REPAIR, GARAGE
$43,595,000
Change: +11% · Conversion: Difficult
Blend value · Realmo final
$54.60M
Range $49.14M – $60.06M · ±10% · vs last sale $53.00M (Oct 5 2021)
Last sale anchor
$53.00M
Oct 5 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
$365 / 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
$380,957
Tax year 2023
Assessed value
$12,200,000
Assessed 2023
Previous assessed
$13,454,080
-9.3% YoY
Effective rate
3.12%
On assessed value
Assessed land
$2,565,000
Assessed improvement
$9,635,000
Land market value
$6,412,500
Improvement market value
$24,087,500
Total market value
$30,500,000
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
2001
Heating
YES
Cooling
YES
Stories
1
Total area
149,588 SF
Lot
9.5 ac (413,820 SF)
Zoning code
OI
APN
12 284008030327
UPID
US22-1092761
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
$39.2M
RESTAURANT
Est. value
$80.4M
COMMERCIAL (GENERAL)
Est. value
$53.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$49.2M
RETAIL STORES
Est. value
$46.7M
MEDICAL BUILDING
Est. value
$46.5M
AUTO REPAIR, GARAGE
Est. value
$43.6M
OFFICE BUILDING Current
RESTAURANT
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
2001
Heating
YES
Cooling
Yes
Stories
1
Lot
9.5 ac
Current owner
From public records · entity-resolved
Parkway Building Owner LLC
Entity
Mailing address
52 VANDERBILT AVE RM #1000, NEW YORK, NY 10017-3841
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 7, 2024
—
Parkway Building Owner LLC
—
Deed
related
$108,000,000 · Goldman Sachs Bank USA
Oct 5, 2021
$53,000,000
Parkway Building Owner LLC
Velocis Parkway LP
Limited Warranty Deed
$500,000,000 · Column Financial
Apr 1, 2014
$24,500,000
Wbcmt 2007-c31 Amberpark LP
Nnn Parkway 400 LLC
Trustees Deed
related
—
Jul 13, 2007
$2,411,277
Nnn Parkway 400 18 LLC
Nnn Parkway 400 1 LLC
Grant Deed
related
—
Jun 22, 2007
$12,061,293
Attached Exhibit A See
Nnn Parkway 400 LLC
Grant Deed
—
May 11, 2007
$9,847,473
Nnn Parkway 400 1 LLC
Nnn Parkway 400 1 LLC
Grant 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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