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Property profile & analytics
OFF-MARKET
Estimated value
$5,535,000
Office buildings
3010 Royal S Blvd Alpharetta, GA 30022-1414
Entity Owned
10-yr Hold
Free & Clear
Property ID
US22-1226051
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1998
Total area
29,116 SF
Lot
4.5 ac (196,020 SF)
Zoning code
OI
APN
12 299008490453
UPID
US22-1226051
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
-
Wesley Harper Real Estate Real Estate Agency
-
Lane Construction Corporate Office
-
Ellie Mental Health Alpharetta North Point Crisis Center Medical Clinic
-
Wendy Thompson Team Alpharetta Mortgage Brokers & Lending Company Loan Service Bank
-
Equinox Underwriting Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.40M
Comparable Approach
Comparable
$5.98M
Blend (final)
Blend
$5.54M
Owner & transaction history
Royal Forest Properties LLC · 10 yrs held
Royal Forest Properties LLC
since 2016
2 recorded transactions
Zoning & alternative use
OI · Alpharetta, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$9.1M
+83.9%
Medical building
$9.0M
+82.8%
Auto repair, garage
$8.5M
+71.5%
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%
$6,930,000
6.5%
$6,400,000
7%
$5,940,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,945,000
Current use
RETAIL STORES
$9,095,000
Change: +84% · Conversion: Moderate
MEDICAL BUILDING
$9,045,000
Change: +83% · Conversion: Easy
AUTO REPAIR, GARAGE
$8,485,000
Change: +72% · Conversion: Difficult
Blend value · Realmo final
$5.54M
Range $4.98M – $6.09M · ±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
$190 / 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
$65,323
Tax year 2023
Assessed value
$2,314,280
Assessed 2023
Previous assessed
$1,949,600
+18.7% YoY
Effective rate
2.82%
On assessed value
Assessed land
$486,120
Assessed improvement
$1,828,160
Land market value
$1,215,300
Improvement market value
$4,570,400
Total market value
$5,785,700
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
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1998
Heating
YES
Cooling
YES
Buildings
2
Stories
1
Total area
29,116 SF
Lot
4.5 ac (196,020 SF)
Zoning code
OI
APN
12 299008490453
UPID
US22-1226051
Jurisdiction
FULTON
Zoning & alternative use
OI · Alpharetta, GA
Zoning OI · permitted uses
OI · 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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$4.9M
RETAIL STORES
Est. value
$9.1M
MEDICAL BUILDING
Est. value
$9.0M
AUTO REPAIR, GARAGE
Est. value
$8.5M
OFFICE BUILDING Current
RETAIL STORES
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1998
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Lot
4.5 ac
Current owner
From public records · entity-resolved
Royal Forest Properties LLC
Entity
Free & Clear · 10 yrs held
Mailing address
131 ROSWELL ST, ALPHARETTA, GA 30009-1996
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 18, 2016
$278,300
Royal Forest Properties LLC
Royal Forest Partners LLC
Grant Deed
related
—
—
—
Royal Forest Partners LLC
—
Deed Of Trust
related
$2,940,000 · Standard Insurance Co
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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