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Property profile & analytics
OFF-MARKET
Estimated value
$15,810,000
Office buildings
400 Embassy Row, Sandy Springs, GA 30328-1667
Individually Owned
11-yr Hold
~
Est. High Equity
Property ID
US22-1678793
Property profile
Verified
Property type
Office buildings
Use group
SKYSCRAPER/HIGH-RISE (COM OFFICES)
Year built
1983
Total area
153,510 SF
Lot
7.2 ac (313,632 SF)
Zoning code
OIC
APN
17 0020 LL0845
UPID
US22-1678793
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$19.68M
Blend (final)
Blend
$15.81M
Owner & transaction history
Roc III Fairlead Embassy Row O · 11 yrs held
Roc III Fairlead Embassy Row O
since 2015
2 recorded transactions
Zoning & alternative use
OIC · Sandy Springs, 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 Sandy Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sandy Springs 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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$15.81M
Range $14.23M – $17.39M · ±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
$103 / 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
$200,813
Tax year 2023
Assessed value
$6,231,400
Assessed 2023
Previous assessed
$6,231,400
+0.0% YoY
Effective rate
3.22%
On assessed value
Assessed land
$1,296,000
Assessed improvement
$4,935,400
Land market value
$3,240,000
Improvement market value
$12,338,500
Total market value
$15,578,500
Applied tax rate
59.0000
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
1983
Heating
YES
Cooling
YES
Buildings
2
Stories
1
Total area
153,510 SF
Lot
7.2 ac (313,632 SF)
Zoning code
OIC
APN
17 0020 LL0845
UPID
US22-1678793
Jurisdiction
FULTON
Zoning & alternative use
OIC · Sandy Springs, GA
Zoning OIC · permitted uses
OIC · Sandy Springs, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sandy Springs. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1983
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Lot
7.2 ac
Current owner
From public records · entity-resolved
Roc III Fairlead Embassy Row O
Individual
Mailing address
PO BOX 250509, ATLANTA, GA 30325-1509
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 2, 2015
$70,000,000
Roc III Fairlead Embassy Row O
Vef V Atlanta Office Portfolio
Grant Deed
$58,000,000 · Wells Fargo Bk/tx
Oct 7, 2011
$70,000,000
Vef V Atlanta Office Portfolio
Vef V Atlanta Office One LLC
Grant 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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