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Property profile & analytics
OFF-MARKET
Estimated value
$8,345,000
Office buildings
3155 Royal Dr Alpharetta, GA 30022-2475
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US22-4708568
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1997
Total area
40,165 SF
Lot
22.92 ac (998,395 SF)
Zoning code
OI
APN
12 313009050727
UPID
US22-4708568
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
-
North Fulton Regional Health Center Medical Clinic
-
Marrs Cynthia G Registered General Nurse
-
Greensky Bank Credit Union
-
Road Side Atlanta Office Auto Repair Shop
-
Arthur E. Ferdinand Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$8.83M
Comparable Approach
Comparable
$9.88M
Blend (final)
Blend
$8.35M
Owner & transaction history
Heritage Place Manager LLC · 7 yrs held
Heritage Place Manager LLC
since 2019
6 recorded transactions
Zoning & alternative use
OI · Alpharetta, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$13.2M
+93.4%
Retail stores
$12.6M
+83.9%
Medical building
$12.5M
+82.8%
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 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%
$9,560,000
6.5%
$8,825,000
7%
$8,195,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$6,825,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$13,195,000
Change: +93% · Conversion: Difficult
RETAIL STORES
$12,550,000
Change: +84% · Conversion: Moderate
MEDICAL BUILDING
$12,475,000
Change: +83% · Conversion: Easy
AUTO REPAIR, GARAGE
$11,705,000
Change: +72% · Conversion: Difficult
Blend value · Realmo final
$8.35M
Range $7.51M – $9.18M · ±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
$208 / 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
$131,307
Tax year 2023
Assessed value
$4,652,000
Assessed 2023
Previous assessed
$5,749,200
-19.1% YoY
Effective rate
2.82%
On assessed value
Assessed land
$1,985,480
Assessed improvement
$2,666,520
Land market value
$4,963,700
Improvement market value
$6,666,300
Total market value
$11,630,000
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
1997
Heating
YES
Cooling
YES
Buildings
3
Stories
1
Total area
40,165 SF
Lot
22.92 ac (998,395 SF)
Zoning code
OI
APN
12 313009050727
UPID
US22-4708568
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
$6.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$13.2M
RETAIL STORES
Est. value
$12.6M
MEDICAL BUILDING
Est. value
$12.5M
AUTO REPAIR, GARAGE
Est. value
$11.7M
OFFICE BUILDING Current
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
1997
Heating
YES
Cooling
Yes
Stories
1
Buildings
3
Lot
22.92 ac
Current owner
From public records · entity-resolved
Heritage Place Manager LLC
Entity
Mailing address
9155 S DADELAND BLVD STE #1408, MIAMI, FL 33156-2740
Mailing matches property
Yes
Owner-occupied
Yes
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 7, 2019
$16,850,000
Heritage Place Manager LLC
Royal Office Center LLC
Grant Deed
$11,800,000 · Miscellaneous Ins Co
Sep 26, 2016
—
Nnn Royal 400 11 LLC
Nnn Royal 400 LLC
Quit Claim Deed
related
—
Sep 26, 2016
$14,010,000
Royal Office Center LLC
Nnn Royal 400 LLC
Grant Deed
related
$9,106,500 · Brand Bkng
Aug 15, 2007
$340,000
P & P Global Investments LLC
Preston Ridge Commons LLC
Grant Deed
$502,128 · Jefferson St Bk
Jan 30, 2007
$9,352,000
Nnn Royal 400 11 LLC
Nnn Royal 400 LLC
Grant Deed
related
—
Jan 4, 2007
$15,220,600
Nnn Royal 400 LLC
Holder Of Royal 400 I LLC
Grant Deed
$9,400,000 · Wachovia Bk/ga
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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