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Property profile & analytics
OFF-MARKET
Estimated value
$5,930,000
Assisted living facilities
255 Vaughn Dr, Alpharetta, GA 30009-2415
Individually Owned
14-yr Hold
~
Est. High Equity
Property ID
US22-2543471
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2012
Total area
110,862 SF
Lot
3.94 ac (171,452 SF)
Zoning code
C2
APN
22 496011090606
UPID
US22-2543471
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.67M
Blend (final)
Blend
$5.93M
Owner & transaction history
Alpharetta Retirement Residenc · 14 yrs held
Alpharetta Retirement Residenc
since 2011
5 recorded transactions
Zoning & alternative use
C2 · 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
$5.93M
Range $5.34M – $6.52M · ±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
$53 / 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
$132,339
Tax year 2023
Assessed value
$4,688,560
Assessed 2023
Previous assessed
$4,688,560
+0.0% YoY
Effective rate
2.82%
On assessed value
Assessed land
$354,240
Assessed improvement
$4,334,320
Land market value
$885,600
Improvement market value
$10,835,800
Total market value
$11,721,400
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
2012
Heating
NONE
Stories
1
Units
118
Total area
110,862 SF
Lot
3.94 ac (171,452 SF)
Zoning code
C2
APN
22 496011090606
UPID
US22-2543471
Jurisdiction
FULTON
Zoning & alternative use
C2 · Alpharetta, GA
Zoning C2 · permitted uses
C2 · 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
2012
Heating
NONE
Stories
1
Units
118
Lot
3.94 ac
Current owner
From public records · entity-resolved
Alpharetta Retirement Residenc
Individual
Mailing address
9310 NE VANCOUVER MALL DR STE #200, VANCOUVER, WA 98662-8210
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 10, 2024
—
Alpharetta Retirement Residenc
—
Deed
related
$868,118 · Fannie Mae
Nov 14, 2019
—
Alpharetta Retirement Res LLC
—
Deed
related
$989,960,000 · Federal Nat'l Mtg Assn (fnma)
Sep 13, 2017
—
Alpharetta Retirement Residenc
—
Deed
related
$951,494,976 · Berkadia Commercial Mortgage
Sep 19, 2011
$1,207,500
Alpharetta Retirement Residenc
Hopewell Road Properties LLC
Grant Deed
—
—
—
Alpharetta Retirement Res LLC
—
Loan Modification
related
$989,960,000 · Federal Nat'l Mtg Assn (fnma)
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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