Entity Owned 
For Lease
1 / 11
$23,310,000
3025 Windward Plz, Alpharetta, GA 30005
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Property profile
Verified
Property type
Office buildings
Use group
SKYSCRAPER/HIGH-RISE (COM OFFICES)
Year built
1996
Total area
140,130 SF
Lot
8.95 ac (389,862 SF)
Zoning code
CUP
APN
21 553011070228
UPID
US22-0499264
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Corporate Office
-
(Bike/Boat/Book/etc) Store Corporate Office
-
(Bike/Boat/Book/etc) Store Corporate Office
-
(Bike/Boat/Book/etc) Store Corporate Office
-
Financial Advisor
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$30.80M
Comparable Approach
Comparable
$23.19M
Blend (final)
Blend
$23.31M
Owner & transaction history
since 2019
4 recorded transactions
Zoning & alternative use
CUP · Alpharetta, GA
Zoning description
A planned mixed use district which allows the combination of dwelling, For Sale, and dwelling, For Rent,residentialuses, neighborhood shopping use, or office and institutional use in accordance with a specific concept pl…
General category
MIXED_USE
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$23.31M
Value range
$20.98M – $25.64M
±10% around blend
Estimated value / SF
$166 / SF
Confidence
Low
3 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
30
$20.98M
blend $23.31M
$25.64M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
140,130 SF
Lot area
8.95 ac
Year built
1996
Stories
1
APN
21 553011070228
Zoning
CUP
Assessed value
$8,991,960
Annual tax
$253,807
3
Income approach: direct capitalization
Partial preview
Income approach indication
$30.80M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$33.36M
@ 6.5% CAP return
$30.80M
@ 7% CAP return
$28.60M
4
Sales comparison
Partial preview
Sales approach indication
$15.10M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
12.4 mi away · 133,497 SF
17.1 mi away · 121,862 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$23.31M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 69 sales
$173
-4%
Submarket 256 sales
$209
-21%
County 838 sales
$264
-37%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $166/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$8.99M
Move the market yield to see immediate price impact.
Value / SF
$64
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$566k
$11.33M
$8.09M
$6.29M
$629k
$12.59M
$8.99M
$6.99M
$692k
$13.85M
$9.89M
$7.69M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$15.73M
2.5 mi · Dec 2025 · $104/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$253,807
Tax year 2023
Assessed value
$8,991,960
Assessed 2023
Previous assessed
$8,991,960
+0.0% YoY
Effective rate
2.82%
On assessed value
Assessed land
$1,432,000
Assessed improvement
$7,559,960
Land market value
$3,580,000
Improvement market value
$18,899,900
Total market value
$22,479,900
Applied tax rate
10.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
SKYSCRAPER/HIGH-RISE (COM OFFICES)
Status
For Lease
Year built
1996
Heating
YES
Cooling
YES
Stories
1
Total area
140,130 SF
Lot
8.95 ac (389,862 SF)
Zoning code
CUP
APN
21 553011070228
UPID
US22-0499264
Jurisdiction
FULTON
Zoning & alternative use
CUP · Alpharetta, GAZoning CUP · permitted uses
CUP · Alpharetta, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
A planned mixed use district which allows the combination of dwelling, For Sale, and dwelling, For Rent,residentialuses, neighborhood shopping use, or office and institutional use in accordance with a specific concept pl…
General category
MIXED_USE
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1996
Heating
YES
Cooling
Yes
Stories
1
Lot
8.95 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
CUP
MIXED_USE
Jurisdiction
Alpharetta, GA
Recorded code
CUP
Official district
CUP
Official district profile
What the municipal code says about CUP
Zoning description
A planned mixed use district which allows the combination of dwelling, For Sale, and dwelling, For Rent,residentialuses, neighborhood shopping use, or office and institutional use in accordance with a specific concept pl…
General category
MIXED_USE
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for CUP in Alpharetta, GA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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