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Property profile & analytics
OFF-MARKET
Estimated value
$970,000
Office buildings
140 Hammond Dr, Sandy Springs, GA 30328-4806
Entity Owned
1-yr Hold
Free & Clear
Property ID
US22-1595522
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1982
Construction
WOOD
Total area
4,559 SF
Lot
0.35 ac (15,246 SF)
Zoning code
OIC
APN
17 008900110625
UPID
US22-1595522
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$970k
CAP Approach
CAP
$1.00M
Comparable Approach
Comparable
$746k
Blend (final)
Blend
$970k
Owner & transaction history
Caru Group LLC · 1 yrs held
Caru Group LLC
since 2024
Last sale
$970,000
4 recorded transactions
Zoning & alternative use
OIC · Sandy Springs, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.3M
+50.1%
Neighborhood: shopping center
$1.2M
+45.3%
Medical building
$1.2M
+45.2%
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 Sandy Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sandy Springs 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
$970,000
ML approach
$970,000
CAP Approach
CAP Return
Estimation
6%
$1,085,000
6.5%
$1,000,000
7%
$930,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$855,000
Current use
COMMERCIAL (GENERAL)
$1,280,000
Change: +50% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,240,000
Change: +45% · Conversion: Difficult
MEDICAL BUILDING
$1,240,000
Change: +45% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,160,000
Change: +36% · Conversion: Difficult
RETAIL STORES
$1,025,000
Change: +20% · Conversion: Moderate
Blend value · Realmo final
$970k
Range $873k – $1.07M · ±10% · vs last sale $970k (Aug 23 2024)
Last sale anchor
$970k
Aug 23 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
$213 / 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
$6,661
Tax year 2023
Assessed value
$236,000
Assessed 2023
Previous assessed
$236,000
+0.0% YoY
Effective rate
2.82%
On assessed value
Assessed land
$47,200
Assessed improvement
$188,800
Land market value
$118,000
Improvement market value
$472,000
Total market value
$590,000
Applied tax rate
59.0000
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
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1982
Construction
WOOD
Heating
YES
Cooling
YES
Stories
1
Total area
4,559 SF
Lot
0.35 ac (15,246 SF)
Zoning code
OIC
APN
17 008900110625
UPID
US22-1595522
Jurisdiction
FULTON
Zoning & alternative use
OIC · Sandy Springs, GA
Zoning OIC · permitted uses
OIC · Sandy Springs, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sandy Springs. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$855,000
COMMERCIAL (GENERAL)
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.2M
RETAIL STORES
Est. value
$1.0M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
1982
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Lot
0.35 ac
Current owner
From public records · entity-resolved
Caru Group LLC
Entity
Free & Clear · 1 yrs held
Mailing address
140 HAMMOND DR, SANDY SPRINGS, GA 30328-4806
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 23, 2024
$970,000
Caru Group LLC
Siegel Building LLC
Warranty Deed
—
Aug 23, 2024
—
Caru Group LLC
Siegel Building LLC
Quit Claim Deed
related
—
Feb 5, 2009
—
Siegel Building LLC
Siegel,murray S
Quit Claim Deed
related
—
Oct 15, 2004
—
Abram Siegel Rev Lv Tru 2/23/95
Siegel,abram
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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