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Property profile & analytics
OFF-MARKET
Estimated value
$54,000,000
Office buildings
3 Glenlake Pkwy Sandy Springs, GA 30328-3447
Entity Owned
7-yr Hold
Absentee Owner
Free & Clear
Property ID
US22-1338177
Property profile
Verified
Property type
Office buildings
Use group
SKYSCRAPER/HIGH-RISE (COM OFFICES)
Year built
2008
Total area
374,173 SF
Lot
2.77 ac (120,835 SF)
Zoning code
OIC
APN
17 0034 LL1656
UPID
US22-1338177
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
$51.23M
Blend (final)
Blend
$54.00M
Owner & transaction history
Gl Office Owners 2 LLC · 7 yrs held
Gl Office Owners 2 LLC
since 2019
4 recorded transactions
Zoning & alternative use
OIC · Sandy Springs, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$83.9M
+19.8%
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
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
OFFICE BUILDING
$70,070,000
Current use
RETAIL STORES
$83,925,000
Change: +20% · Conversion: Moderate
Blend value · Realmo final
$54.00M
Range $48.60M – $59.40M · ±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
$144 / 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
$1,135,308
Tax year 2023
Assessed value
$35,229,560
Assessed 2023
Previous assessed
$35,229,560
+0.0% YoY
Effective rate
3.22%
On assessed value
Assessed land
$873,880
Assessed improvement
$34,355,680
Land market value
$2,184,700
Improvement market value
$85,889,200
Total market value
$88,073,900
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
SKYSCRAPER/HIGH-RISE (COM OFFICES)
Status
Off-Market
Year built
2008
Heating
NONE
Buildings
2
Stories
1
Units
1
Total area
374,173 SF
Lot
2.77 ac (120,835 SF)
Zoning code
OIC
APN
17 0034 LL1656
UPID
US22-1338177
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
$70.1M
RETAIL STORES
Est. value
$83.9M
OFFICE BUILDING Current
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
2008
Heating
NONE
Stories
1
Buildings
2
Units
1
Lot
2.77 ac
Current owner
From public records · entity-resolved
Gl Office Owners 2 LLC
Entity
Free & Clear · 7 yrs held
Mailing address
400 GALLERIA PKWY SE STE #1450, ATLANTA, GA 30339-5989
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
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
Apr 23, 2019
$115,000,000
Gl Office Owners 2 LLC
Three Glenlake Building LLC
Grant Deed
—
Apr 23, 2019
—
Gl Office Owner 2 LLC
Three Glenlake Building LLC
Quit Claim Deed
related
—
Dec 17, 2018
$100
Three Glenlake Building LLC
Development Authority Of Fulto
Grant Deed
related
—
Jul 31, 2007
$100
Development Authority Of Fulto
Two Glenlake 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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