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Property profile & analytics
OFF-MARKET
Estimated value
$5,445,000
Day care centers
12385 Morris Rd Alpharetta, GA 30005-4167
Entity Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US22-3009545
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2016
Construction
WOOD
Total area
8,800 SF
Lot
2.28 ac (99,317 SF)
Zoning code
CUP
APN
22 545011890363
UPID
US22-3009545
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
-
Little Sunshine's Playhouse and Preschool of Alpharetta Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.65M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.45M
Owner & transaction history
Scf Rc Funding Ivi LLC · 6 yrs held
Scf Rc Funding Ivi LLC
since 2020
Last sale
$5.8M
6 recorded transactions
Zoning & alternative use
CUP · Alpharetta, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
A planned mixed use district which allows the combination of dwelling, For Sale, and dwelling, For Rent,residentialuses, neighborhood shopping use, or office and institutional use in accordance with a specific concept plan
Zone name
Community Unit Plan
General category
MIXED_USE
Zone area
6,155.38 ac
Source
Realmo
Top alternative use upside
Apartment house (5+ units)
$6.1M
+197.9%
Restaurant
$4.7M
+130.7%
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
$6,645,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$6,105,000
Change: +198% · Conversion: Difficult
RESTAURANT
$4,725,000
Change: +131% · Conversion: Difficult
Blend value · Realmo final
$5.45M
Range $4.90M – $5.99M · ±10% · vs last sale $5.80M (Feb 21 2020)
Last sale anchor
$5.80M
Feb 21 2020
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
$619 / 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
$46,525
Tax year 2023
Assessed value
$1,648,320
Assessed 2023
Previous assessed
$1,648,320
+0.0% YoY
Effective rate
2.82%
On assessed value
Assessed land
$1,231,120
Assessed improvement
$417,200
Land market value
$3,077,800
Improvement market value
$1,043,000
Total market value
$4,120,800
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2016
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Rooms
4
Bathrooms
1
Total area
8,800 SF
Lot
2.28 ac (99,317 SF)
Zoning code
CUP
APN
22 545011890363
UPID
US22-3009545
Jurisdiction
FULTON
Zoning & alternative use
CUP · Alpharetta, GAZoning CUP · permitted uses
CUP · Alpharetta, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
A planned mixed use district which allows the combination of dwelling, For Sale, and dwelling, For Rent,residentialuses, neighborhood shopping use, or office and institutional use in accordance with a specific concept plan
Zone name
Community Unit Plan
General category
MIXED_USE
Zone area
6,155.38 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.1M
RESTAURANT
Est. value
$4.7M
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
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
2016
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Rooms
4
Bathrooms
1
Lot
2.28 ac
Current owner
From public records · entity-resolved
Scf Rc Funding Ivi LLC
Entity
Free & Clear · 6 yrs held
Mailing address
902 CARNEGIE CTR STE #520, PRINCETON, NJ 08540-6531
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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 9, 2020
$5,800,000
Scf Rc Funding Ivi LLC
Scf Rc Funding III LLC
Grant Deed
related
—
Jul 27, 2017
—
Scf Rc Funding III LLC
—
Deed
related
$248,100,000 · Citibank
Mar 9, 2017
$5,717,000
Scf Rc Funding III LLC
Nshe Tx Tau 1031 Exchange LLC
Grant Deed
related
—
Sep 14, 2016
—
Nshe Tx Tau 1031 Exchange LLC
—
Trustees Deed
related
$144,602 · American Nat'l Bk/tx
Dec 31, 2015
$930,000
Nshe Tx Tau 1031 Exchange LLC
Lecraw,david S & Scott T
Grant Deed
$3,190,422 · American Nat'l Bk/tx
Dec 31, 2015
—
Nshe Tx Tau 1031 Exchange LLC
Lecraw,david S & Scott T
Quit Claim 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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