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Property profile & analytics
OFF-MARKET
Estimated value
$1,960,000
Retail space
3450 Old Milton Pkwy Alpharetta, GA 30005-4426
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US22-3035864
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2019
Construction
WOOD
Total area
3,465 SF
Lot
0.93 ac (40,598 SF)
Zoning code
CUP
APN
12 311009100542
UPID
US22-3035864
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
-
Ace Dental Care LLC Dental Office
-
Georgia Potato Factory Alpharetta Restaurant
-
Alpha Aesthetics and Health Hair Salon
-
Blockbuster Cafe Restaurant
-
Atom Hydration Big Box & Wholesale Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.90M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.70M
Blend (final)
Blend
$1.96M
Owner & transaction history
Ace Twin Oaks LLC · 4 yrs held
Ace Twin Oaks LLC
since 2021
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
CUP · Alpharetta, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.2M
+13.7%
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
$1,900,000
ML approach
$1,895,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,230,000
Change: +14% · Conversion: Easy
Blend value · Realmo final
$1.96M
Range $1.76M – $2.16M · ±10% · vs last sale $2.15M (Jun 21 2021)
Last sale anchor
$2.15M
Jun 21 2021
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
$566 / 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
$12,190
Tax year 2023
Assessed value
$431,880
Assessed 2023
Previous assessed
$431,880
+0.0% YoY
Effective rate
2.82%
On assessed value
Assessed land
$278,240
Assessed improvement
$153,640
Land market value
$695,600
Improvement market value
$384,100
Total market value
$1,079,700
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2019
Construction
WOOD
Heating
NONE
Stories
1
Total area
3,465 SF
Lot
0.93 ac (40,598 SF)
Zoning code
CUP
APN
12 311009100542
UPID
US22-3035864
Jurisdiction
FULTON
Zoning & alternative use
CUP · Alpharetta, GA
Zoning CUP · permitted uses
CUP · 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
COMMERCIAL (GENERAL)
Est. value
$1.2M
COMMERCIAL (GENERAL)
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
2019
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.93 ac
Current owner
From public records · entity-resolved
Ace Twin Oaks LLC
Entity
Mailing address
3525 RIVERS CALL BLVD, ATLANTA, GA 30339-5660
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 14, 2021
$4,550,000
Ace Twin Oaks LLC
Vesta Moore LLC
Warranty Deed
$3,185,000 · South State Bank
Jun 21, 2021
$2,150,000
Better Place LLC
Cor Om Np LLC
Warranty Deed
—
Mar 9, 2020
—
Cor Om Np LLC
—
Deed
related
$1,350,400 · Renasant Bk
Nov 27, 2019
—
Vesta Moore LLC
—
Deed
related
$2,300,000 · Centerstate Bank
Jun 10, 2019
—
Cor Om Np LLC
—
Deed
related
$1,150,400 · Renasant Bank
Dec 21, 2018
—
Cor Om Np LLC
North Point Oaks LLC
Quit Claim Deed
related
$450,000 · Oceanside Resorts INC
Dec 21, 2018
$550,000
Cor Om Np LLC
North Point Oaks LLC
Grant Deed
—
Sep 22, 2014
$3,775,000
Vesta Moore LLC
North Point Oaks LLC
Grant Deed
$2,667,000 · State Bk&tr
Sep 4, 2012
$600,000
North Point Oaks LLC
Affinity Bk
Grant Deed
$660,000 · Oceanside Resorts INC
Sep 1, 2009
$1,209,319
Atlanta Business Bank
Twin Oaks Plaza LLC
Grant Deed
related
—
—
—
Cor Om Np LLC
—
Loan Modification
related
$1,350,400 · Renasant Bk
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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