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Property profile & analytics
OFF-MARKET
Estimated value
$25,210,000
Assisted living facilities
12300 Morris Rd, Alpharetta, GA 30005-4584
Entity Owned
Property ID
US22-3600115
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2017
Construction
WOOD
Total area
132,805 SF
Lot
19.73 ac (859,221 SF)
Zoning code
OI
APN
22 546012590796
UPID
US22-3600115
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
-
Jeremy Boyd, MD Pediatrician Physician
-
Wellstar Family Medicine Medical Clinic
-
Rose Point Cafe Restaurant
-
Village Park Alpharetta Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$27.91M
Blend (final)
Blend
$25.21M
Owner & transaction history
Alpharetta Sh Propco LLC
Alpharetta Sh Propco LLC
since 2026
7 recorded transactions
Zoning & alternative use
OI · Alpharetta, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$41.5M
+128.8%
Medical building
$41.3M
+127.5%
Auto repair, garage
$38.7M
+113.4%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$18,135,000
Current use
RETAIL STORES
$41,495,000
Change: +129% · Conversion: Difficult
MEDICAL BUILDING
$41,255,000
Change: +127% · Conversion: Difficult
AUTO REPAIR, GARAGE
$38,705,000
Change: +113% · Conversion: Difficult
Blend value · Realmo final
$25.21M
Range $22.69M – $27.73M · ±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
$190 / 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
$516,185
Tax year 2023
Assessed value
$18,287,560
Assessed 2023
Previous assessed
$17,600,000
+3.9% YoY
Effective rate
2.82%
On assessed value
Assessed land
$1,016,000
Assessed improvement
$17,271,560
Land market value
$2,540,000
Improvement market value
$43,178,900
Total market value
$45,718,900
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2017
Construction
WOOD
Heating
NONE
Buildings
7
Stories
1
Units
128
Total area
132,805 SF
Lot
19.73 ac (859,221 SF)
Zoning code
OI
APN
22 546012590796
UPID
US22-3600115
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$18.1M
RETAIL STORES
Est. value
$41.5M
MEDICAL BUILDING
Est. value
$41.3M
AUTO REPAIR, GARAGE
Est. value
$38.7M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
2017
Construction
WOOD
Heating
NONE
Stories
1
Buildings
7
Units
128
Lot
19.73 ac
Current owner
From public records · entity-resolved
Alpharetta Sh Propco LLC
Entity
Mailing address
3424 PEACHTREE RD NE STE #1780, ATLANTA, GA 30326-2871
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 25, 2026
$99,233,000
Alpharetta Sh Propco LLC
Hsh Alpharetta Owner Ga LLC
Warranty Deed
—
Sep 26, 2024
—
Hsh Alpharetta Owner Ga LLC
—
Deed
related
$67,300,000 · Ally Bank
Oct 14, 2021
—
Hsh Alpharetta Owner Ga LLC
—
Deed
related
$67,000,000 · Bokf
Jun 19, 2017
—
Village Park Of Alpharetta LLC
—
Deed
related
$25,575,000 · Ameris Bk
Dec 31, 2013
—
Development Authority Of Fulton C
T5atatlanta LLC
Quit Claim Deed
related
$100,000,000 · First Com'l Bk
Feb 2, 2011
$2,400,000
T5atatlanta LLC
Greenstone Preston Ridge LP
Grant Deed
—
—
—
Village Park Of Alpharetta LLC
—
Loan Modification
related
$25,575,000 · Ameris Bk
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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