Individually Owned 
For Sale
1 / 60
$1,300,000
402 Rome St, Carrollton, GA 30117
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Property summary
AI-generated overview
A 7,600 sq. ft. commercial building located in downtown Carrollton, configured as two levels of private, versatile space with a separate entrance for each floor. The main level includes two executive office suites, eight additional offices, a full kitchen with ample cabinetry and a dedicated employee break area, plus a reception and waiting area; office finishes include hardwood flooring. The upper level is arranged for privacy and includes individual offices and a broad hallway, with two executive suites that incorporate built-in bookcases, and the larger suite also includes a kitchenette and a private half bath. The finished lower level features modern finishes such as curved glass and steel accents, wall-to-wall windows for natural light, five offices, a training room suitable for conferences and meetings, and a large storage area with extensive shelving. The building’s exterior consists of brick and siding with a metal roof structure, and the overall structure uses steel beams throughout; it is described as having six HVAC units and is capable of supporting elevator installation to access each level. The property includes 13 parking spaces and is within walking distance of downtown, supporting a range of office- and meeting-oriented uses.
Property profile
Verified
Property type
Other office properties
Use group
OFFICE (GENERAL)
Year built
1950
Construction
STEEL FRAME
Total area
3,800 SF
Lot
0.25 ac (10,890 SF)
Zoning code
C1
APN
C02-004-0006
UPID
US22-1485151
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
-
Probation Office
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$710k
Comparable Approach
Comparable
$607k
Blend (final)
Blend
$360k
Owner & transaction history
1 recorded transaction
Zoning & alternative use
C1 · Carrollton, GA
Top alternative use upside
Retail stores
$640,000
+0.9%
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$360k
Value range
$324k – $396k
±10% around blend
Estimated value / SF
$95 / SF
Confidence
Property data
88
Market benchmarks
100
Comparable evidence
60
Income certainty
100
$324k
blend $360k
$396k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,800 SF
Lot area
0.25 ac
Year built
1950
APN
C02-004-0006
Zoning
C1
Assessed value
$151,438
Annual tax
$4,420
3
Income approach: direct capitalization
Partial preview
Income approach indication
$710k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$770k
@ 6.5% CAP return
$710k
@ 7% CAP return
$660k
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$4,420
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$607k
Range $347k – $944k
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$360k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 52 sales
$167
-43%
Submarket 55 sales
$162
-41%
County 84 sales
$174
-45%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $95/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+1%
vs current-use indication
Commercial (general) · current use
Auto Repair, Garage
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
Modeled
Market rent
Market benchmark
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: income and sales evidence cover the value conclusion.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional plan · 30 reports
from $99/month
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Overview
Selected market yield
8.65%
Selected cap rate for this other office properties
Derived from the Carrollton market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.65%
9.0%
NOI (est.)
$112k *
* 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$1.30M
Move the market yield to see immediate price impact.
Value / SF
$342
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
8.15%8.65%9.15%
$101k
$1.24M
$1.17M
$1.11M
$112k
$1.38M
$1.30M
$1.23M
$124k
$1.52M
$1.43M
$1.35M
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
$4,420
Tax year 2023
Assessed value
$151,438
Assessed 2023
Previous assessed
$126,021
+20.2% YoY
Effective rate
2.92%
On assessed value
Assessed land
$10,782
Assessed improvement
$140,656
Land market value
$26,955
Improvement market value
$351,641
Total market value
$378,596
Applied tax rate
10.0000
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
Other office properties
Use group
OFFICE (GENERAL)
Status
For Sale
Year built
1950
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Total area
3,800 SF
Lot
0.25 ac (10,890 SF)
Zoning code
C1
APN
C02-004-0006
UPID
US22-1485151
Jurisdiction
CARROLL
Zoning & alternative use
C1 · Carrollton, GAZoning C1 · permitted uses
C1 · Carrollton, 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
1950
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
Yes
Buildings
2
Lot
0.25 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C1
Jurisdiction
Carrollton, GA
Recorded code
C1
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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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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