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Property profile & analytics
OFF-MARKET
Office Spaces
4080 Mcginnis Fry Rd Ste 1406 Alpharetta, GA 30005-1774
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US22-1987240
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2000
Total area
1,710 SF
Lot
22 ac (958,320 SF)
Zoning code
M1
APN
044 292
UPID
US22-1987240
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
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Aruhi Holdings LLC · 2 yrs held
Aruhi Holdings LLC
since 2024
Last sale
$375,000
3 recorded transactions
Zoning & alternative use
M1 · 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 2024Property tax & assessments
Tax year 2024
Tax billed
$3,232
Tax year 2024
Assessed value
$131,784
Assessed 2024
Previous assessed
$116,280
+13.3% YoY
Effective rate
2.45%
On assessed value
Assessed land
$20,000
Assessed improvement
$111,784
Land market value
$50,000
Improvement market value
$279,460
Total market value
$329,460
Applied tax rate
1.0000
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 Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
2000
Heating
NONE
Units
1
Total area
1,710 SF
Lot
22 ac (958,320 SF)
Zoning code
M1
APN
044 292
UPID
US22-1987240
Jurisdiction
FORSYTH
Zoning & alternative use
M1 · Alpharetta, GA
Zoning M1 · permitted uses
M1 · 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
2000
Heating
NONE
Units
1
Lot
22 ac
Current owner
From public records · entity-resolved
Aruhi Holdings LLC
Entity
Mailing address
4080 MCGINNIS FRY RD, ALPHARETTA, GA 30005-3948
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 22, 2024
$375,000
Aruhi Holdings LLC
Qing Lu
Warranty Deed
$300,000 · Georgia Banking
Jun 5, 2019
—
Qing Lu
Unit 1406 LLC
Quit Claim Deed
—
Dec 12, 2005
$227,400
Bin Li
William C Schroeder
Deed
$193,000 · First Tn Bk NA
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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