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Property profile & analytics
OFF-MARKET
Estimated value
$1,855,000
Office buildings
31 Main St Alpharetta, GA 30009-3620
Entity Owned
1-yr Hold
Free & Clear
Property ID
US22-1414747
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1987
Construction
WOOD
Total area
6,137 SF
Lot
0.37 ac (16,074 SF)
Zoning code
C2
APN
22 498412680027
UPID
US22-1414747
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
$1.86M
CAP Approach
CAP
$1.35M
Comparable Approach
Comparable
$2.36M
Blend (final)
Blend
$1.86M
Owner & transaction history
Tricorner Holdings LLC · 1 yrs held
Tricorner Holdings LLC
since 2024
Last sale
$1.9M
3 recorded transactions
Zoning & alternative use
C2 · Alpharetta, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.2M
+35.5%
Neighborhood: shopping center
$2.0M
+25.3%
Retail stores
$1.9M
+19.2%
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 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
$1,855,000
ML approach
$1,855,000
CAP Approach
CAP Return
Estimation
6%
$1,460,000
6.5%
$1,350,000
7%
$1,250,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,610,000
Current use
COMMERCIAL (GENERAL)
$2,180,000
Change: +35% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$2,015,000
Change: +25% · Conversion: Difficult
RETAIL STORES
$1,915,000
Change: +19% · Conversion: Moderate
MEDICAL BUILDING
$1,905,000
Change: +18% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,790,000
Change: +11% · Conversion: Difficult
Blend value · Realmo final
$1.86M
Range $1.67M – $2.04M · ±10% · vs last sale $1.85M (Sep 19 2024)
Last sale anchor
$1.85M
Sep 19 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
$302 / 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
$19,984
Tax year 2023
Assessed value
$708,000
Assessed 2023
Previous assessed
$708,000
+0.0% YoY
Effective rate
2.82%
On assessed value
Assessed land
$246,440
Assessed improvement
$461,560
Land market value
$616,100
Improvement market value
$1,153,900
Total market value
$1,770,000
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
1987
Construction
WOOD
Heating
YES
Cooling
YES
Stories
1
Total area
6,137 SF
Lot
0.37 ac (16,074 SF)
Zoning code
C2
APN
22 498412680027
UPID
US22-1414747
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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$2.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.0M
RETAIL STORES
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$1.8M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
1987
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Lot
0.37 ac
Current owner
From public records · entity-resolved
Tricorner Holdings LLC
Entity
Free & Clear · 1 yrs held
Mailing address
31 N MAIN ST STE #407, ALPHARETTA, GA 30009-3620
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 19, 2024
—
Tricorner Holdings LLC
Blue Devil Associates LLC
Quit Claim Deed
related
—
Aug 4, 2021
$1,853,100
Tricorner Holdings LLC
Blue Devil Associates LLC
Warranty Deed
$1,753,680 · First Citizens Bank
Dec 3, 2019
—
Department Of Transportation
Alpharetta First Baptist Ch
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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