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Property profile & analytics
OFF-MARKET
Estimated value
$28,055,000
Office buildings
3650 Mansell Rd Alpharetta, GA 30022-3012
Entity Owned
4-yr Hold
Free & Clear
Property ID
US22-1837551
Property profile
Verified
Property type
Office buildings
Use group
SKYSCRAPER/HIGH-RISE (COM OFFICES)
Year built
1999
Total area
130,444 SF
Lot
9.48 ac (413,036 SF)
Zoning code
OI
APN
12 262007040364
UPID
US22-1837551
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
-
Northstar Technologies (Bike/Boat/Book/etc) Store Corporate Office
-
Westfield Specialty Insurance Insurance Agency
-
Hastings Shadmehry Law Firm
-
Dr. Scott H. Monen, MD Physician
-
Bluerock Wealth Management LLC Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$28.67M
Comparable Approach
Comparable
$18.26M
Blend (final)
Blend
$28.06M
Owner & transaction history
Tso Ap III Spe 1 LP · 4 yrs held
Tso Ap III Spe 1 LP
since 2022
Last sale
$36.6M
7 recorded transactions
Zoning & alternative use
OI · Alpharetta, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$46.3M
+109.1%
Neighborhood: shopping center
$42.9M
+93.4%
Retail stores
$40.8M
+83.9%
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
$35,330,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$31,055,000
6.5%
$28,665,000
7%
$26,620,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$22,160,000
Current use
COMMERCIAL (GENERAL)
$46,330,000
Change: +109% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$42,860,000
Change: +93% · Conversion: Difficult
RETAIL STORES
$40,755,000
Change: +84% · Conversion: Moderate
MEDICAL BUILDING
$40,520,000
Change: +83% · Conversion: Easy
AUTO REPAIR, GARAGE
$38,015,000
Change: +72% · Conversion: Difficult
Blend value · Realmo final
$28.06M
Range $25.25M – $30.86M · ±10% · vs last sale $36.60M (Apr 20 2022)
Last sale anchor
$36.60M
Apr 20 2022
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
$215 / 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
$220,558
Tax year 2023
Assessed value
$7,063,280
Assessed 2023
Previous assessed
$7,063,280
+0.0% YoY
Effective rate
3.12%
On assessed value
Assessed land
$2,730,800
Assessed improvement
$4,332,480
Land market value
$6,827,000
Improvement market value
$10,831,200
Total market value
$17,658,200
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
SKYSCRAPER/HIGH-RISE (COM OFFICES)
Status
Off-Market
Year built
1999
Heating
YES
Cooling
YES
Buildings
2
Stories
1
Units
1
Total area
130,444 SF
Lot
9.48 ac (413,036 SF)
Zoning code
OI
APN
12 262007040364
UPID
US22-1837551
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
$22.2M
COMMERCIAL (GENERAL)
Est. value
$46.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$42.9M
RETAIL STORES
Est. value
$40.8M
MEDICAL BUILDING
Est. value
$40.5M
AUTO REPAIR, GARAGE
Est. value
$38.0M
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
1999
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Units
1
Lot
9.48 ac
Current owner
From public records · entity-resolved
Tso Ap III Spe 1 LP
Entity
Free & Clear · 4 yrs held
Mailing address
1170 PEACHTREE ST NE STE #2000, ATLANTA, GA 30309-7691
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 20, 2022
—
Tso Ap III Spe 1 LP
Mansell III LLC
Quit Claim Deed
related
—
Jan 28, 2020
$36,595,000
Tso Ap III Spe 1 LP
Sun Life Assurance Co Of Canada
Grant Deed
$28,700 · Iberiabank
Jan 28, 2020
—
Tso Ap III Spe 1 LP
Sun Life Assurance Co Of Canada
Quit Claim Deed
related
—
Jan 22, 2019
—
Mansell III LLC
—
Grant Deed
related
$13,960,000 · Renasant Bk
Feb 17, 2017
$16,320,100
Mansell III LLC
Scott & Associates 6 LLC
Grant Deed
$13,065,000 · Tcf Nat'l Bk
Feb 17, 2017
$564,348
Scott & Associates 6 LLC
Sun Life Assurance Co Of Canada
Grant Deed
—
Feb 17, 2017
—
Mansell III LLC
Scott & Associates 6 LLC
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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