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Property profile & analytics
OFF-MARKET
Hotels
35 Milton Ave Alpharetta, GA 30009-1587
Entity Owned
2-yr Hold
Free & Clear
Property ID
US22-4314866
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
2020
Total area
123,470 SF
Lot
0.18 ac (7,754 SF)
Zoning code
C2
APN
22 482512690060
UPID
US22-4314866
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
-
Sorella Vicina Restaurant
-
Jang Su Jang Restaurant
-
Carrie’s Conservatory Restaurant
-
Fulton's Public House Restaurant
-
Easy Storex Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Pdof Alpharetta LLC · 2 yrs held
Pdof Alpharetta LLC
since 2024
Last sale
$42.0M
6 recorded transactions
Zoning & alternative use
C2 · Alpharetta, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$188,978
Tax year 2023
Assessed value
$6,695,160
Assessed 2023
Previous assessed
$8,529,600
-21.5% YoY
Effective rate
2.82%
On assessed value
Assessed land
$94,280
Assessed improvement
$6,600,880
Land market value
$235,700
Improvement market value
$16,502,200
Total market value
$16,737,900
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
2020
Heating
YES
Cooling
YES
Stories
1
Units
119
Total area
123,470 SF
Lot
0.18 ac (7,754 SF)
Zoning code
C2
APN
22 482512690060
UPID
US22-4314866
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.
Building & site characteristics
From public records
Year built
2020
Heating
YES
Cooling
Yes
Stories
1
Units
119
Lot
0.18 ac
Current owner
From public records · entity-resolved
Pdof Alpharetta LLC
Entity
Free & Clear · 2 yrs held
Mailing address
26 MILTON AVE, ALPHARETTA, GA 30009-1590
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 10, 2024
$41,981,184
Pdof Alpharetta LLC
Mf Cotton House Development LLC
Warranty Deed
—
May 24, 2019
—
Mf Cotton House Dev LLC
Vs Milton Retail LLC
Quit Claim Deed
related
$4,180,000 · American Cmrc Bk NA
May 24, 2019
$6,923,100
Mf Cotton House Dev LLC
Vs Milton Retail LLC
Grant Deed
—
Aug 7, 2017
$3,500,000
Vs Milton Retail LLC
Ram Dev Partners LLC
Grant Deed
—
Aug 7, 2017
—
Ram Dev Partners LLC
Waters Building LLC
Quit Claim Deed
related
—
Aug 7, 2017
$3,100,000
Ram Dev Partners LLC
Waters Building LLC
Grant Deed
—
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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