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Property profile & analytics
OFF-MARKET
Estimated value
$7,420,000
Office buildings
1355 Windward Concourse Alpharetta, GA 30005-8960
Trust Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US22-0597710
Property profile
Verified
Property type
Office buildings
Use group
SKYSCRAPER/HIGH-RISE (COM OFFICES)
Year built
1997
Total area
111,980 SF
Lot
10.17 ac (443,005 SF)
Zoning code
CUP
APN
21 556010390182
UPID
US22-0597710
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
-
Stephanie Mason Consultant Mortgage Lender
-
Dustin Hawks Consultant Mortgage Lender
-
Jeffrey Hawks Consultant Mortgage Lender
-
Guild Mortgage Company Loan Service Bank
-
Guild Mortgage - Anaya Kabeer Consultant Mortgage Lender
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.61M
Blend (final)
Blend
$7.42M
Owner & transaction history
Morgan Stanley Capital 1 Trust 2018 · 1 yrs held
Morgan Stanley Capital 1 Trust 2018
since 2025
Last sale
$7.2M
4 recorded transactions
Zoning & alternative use
CUP · 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$7.42M
Range $6.68M – $8.16M · ±10% · vs last sale $7.20M (Feb 9 2025)
Last sale anchor
$7.20M
Feb 9 2025
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
$66 / 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
$86,846
Tax year 2023
Assessed value
$3,076,800
Assessed 2023
Previous assessed
$4,231,760
-27.3% YoY
Effective rate
2.82%
On assessed value
Assessed land
$947,400
Assessed improvement
$2,129,400
Land market value
$2,368,500
Improvement market value
$5,323,500
Total market value
$7,692,000
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
1997
Heating
YES
Cooling
YES
Stories
1
Total area
111,980 SF
Lot
10.17 ac (443,005 SF)
Zoning code
CUP
APN
21 556010390182
UPID
US22-0597710
Jurisdiction
FULTON
Zoning & alternative use
CUP · Alpharetta, GA
Zoning CUP · permitted uses
CUP · 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.
Building & site characteristics
From public records
Year built
1997
Heating
YES
Cooling
Yes
Stories
1
Lot
10.17 ac
Current owner
From public records · entity-resolved
Morgan Stanley Capital 1 Trust 2018
Trust
Mailing address
250 VESEY ST FL #15, NEW YORK, NY 10281-1065
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 9, 2025
$7,200,000
Morgan Stanley Capital 1 Trust 2018
Bsrep 2 1355 Windward LLC
Warranty Deed
—
Aug 24, 2018
—
Bsrep II 1355 Windward LLC
—
Deed
related
$223,400,000 · Morgan Stanley Bank
Apr 4, 2017
—
Bsrep II 1355 Windward LLC
—
Deed
related
$138,954,000 · Deutsche Bank
Jan 5, 2010
$10,000,000
Wells Fargo Bank NA Trustee
Alpha United 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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