Entity Owned Property profile
Verified
Property type
Office buildings
Use group
SKYSCRAPER/HIGH-RISE (COM OFFICES)
Year built
1985
Total area
276,895 SF
Lot
10.03 ac (436,907 SF)
Zoning code
OIC
APN
06 0385 LL0417
UPID
US22-2018430
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Financial Advisor
-
Law Firm
-
Financial Advisor
-
Environmental Consultant
-
Loan Service
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$36.49M
Blend (final)
Blend
$43.31M
Owner & transaction history
since 2023
Last sale
$46.2M
4 recorded transactions
Zoning & alternative use
OIC · Sandy Springs, GA
Top alternative use upside
Auto repair, garage
$70.3M
+101.8%
Retail stores
$62.1M
+78.3%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$43.31M
Value range
$38.98M – $47.64M
±10% around blend
Estimated value / SF
$156 / SF
Confidence
Property data
100
Market benchmarks
100
Comparable evidence
60
$38.98M
blend $43.31M
$47.64M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
276,895 SF
Lot area
10.03 ac
Year built
1985
Stories
1
APN
06 0385 LL0417
Zoning
OIC
Assessed value
$12,676,400
Annual tax
$357,804
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$36.49M
Range $26.42M – $44.44M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$43.31M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 36 sales
$126
+24%
Submarket 604 sales
$234
-33%
County 838 sales
$264
-41%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $156/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+102%
vs current-use indication
Retail Stores
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
8.90%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.90%
9.0%
NOI (est.)
$3.23M *
Last sale · Dec 2023
$46.15M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$36.30M
Move the market yield to see immediate price impact.
Value / SF
$131
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
8.40%8.90%9.40%
$2.91M
$34.61M
$32.67M
$30.93M
$3.23M
$38.46M
$36.30M
$34.37M
$3.55M
$42.30M
$39.93M
$37.80M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$357,804
Tax year 2023
Assessed value
$12,676,400
Assessed 2023
Previous assessed
$12,676,400
+0.0% YoY
Effective rate
2.82%
On assessed value
Assessed land
$1,520,000
Assessed improvement
$11,156,400
Land market value
$3,800,000
Improvement market value
$27,891,000
Total market value
$31,691,000
Applied tax rate
59.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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
1985
Heating
YES
Cooling
YES
Buildings
2
Stories
1
Total area
276,895 SF
Lot
10.03 ac (436,907 SF)
Zoning code
OIC
APN
06 0385 LL0417
UPID
US22-2018430
Jurisdiction
FULTON
Zoning & alternative use
OIC · Sandy Springs, GAZoning OIC · permitted uses
OIC · Sandy Springs, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1985
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Lot
10.03 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
OIC
Jurisdiction
Sandy Springs, GA
Recorded code
OIC
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for OIC in Sandy Springs, GA.
What opens after registration
Zoning profile
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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