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Property profile & analytics
OFF-MARKET
Estimated value
$1,800,000
Office Spaces
4080 Mcginnis Fry Rd 16 Alpharetta, GA 30005-3948
Entity Owned
1-yr Hold
Free & Clear
Property ID
US22-0829942
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2001
Total area
10,368 SF
Lot
88 ac (3,833,280 SF)
Zoning code
M1
APN
044 298
UPID
US22-0829942
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
-
Summit Packaging Solutions Industrial Manufacturer Factory
-
ITCatalysts Consultant
-
IT Rationale Inc (Bike/Boat/Book/etc) Store Corporate Office
-
KS Industrial Corp. Construction Company General Contractor
-
Competent Systems Inc (Bike/Boat/Book/etc) Store Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.80M
CAP Approach
CAP
$2.28M
Comparable Approach
Comparable
$2.06M
Blend (final)
Blend
$1.80M
Owner & transaction history
Aercafox Real Estate Holdings LLC · 1 yrs held
Aercafox Real Estate Holdings LLC
since 2024
Last sale
$1.8M
4 recorded transactions
Zoning & alternative use
M1 · Alpharetta, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.7M
+52.5%
Neighborhood: shopping center
$2.2M
+22.4%
Industrial (general)
$2.0M
+9.0%
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
$1,800,000
ML approach
$1,800,000
CAP Approach
CAP Return
Estimation
6%
$2,470,000
6.5%
$2,280,000
7%
$2,115,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,795,000
Current use
MEDICAL BUILDING
$2,735,000
Change: +53% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$2,195,000
Change: +22% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,955,000
Change: +9% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,455,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$1.80M
Range $1.62M – $1.98M · ±10% · vs last sale $1.80M (Sep 11 2024)
Last sale anchor
$1.80M
Sep 11 2024
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
$174 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$19,594
Tax year 2024
Assessed value
$799,027
Assessed 2024
Previous assessed
$705,040
+13.3% YoY
Effective rate
2.45%
On assessed value
Assessed land
$80,000
Assessed improvement
$719,027
Land market value
$200,000
Improvement market value
$1,797,568
Total market value
$1,997,568
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
2001
Heating
NONE
Units
4
Total area
10,368 SF
Lot
88 ac (3,833,280 SF)
Zoning code
M1
APN
044 298
UPID
US22-0829942
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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.8M
MEDICAL BUILDING
Est. value
$2.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.2M
INDUSTRIAL (GENERAL)
Est. value
$2.0M
WAREHOUSE, STORAGE
Est. value
$1.5M
OFFICE BUILDING Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
INDUSTRIAL (GENERAL)
WAREHOUSE, STORAGE
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
2001
Heating
NONE
Units
4
Lot
88 ac
Current owner
From public records · entity-resolved
Aercafox Real Estate Holdings LLC
Entity
Free & Clear · 1 yrs held
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 11, 2024
$1,800,000
Aercafox Real Estate Holdings LLC
Ilh LLC
Warranty Deed
—
Dec 20, 2011
$824,250
Synovus Bk
Ghaisar LLC
Trustees Deed
related
—
Dec 7, 2004
$1,143,200
Ghaisar LLC
Mcginnis Ferry LLC
Warranty Deed
$716,230 · Regions Bank
—
—
Ghaisar LLC
—
Deed Of Trust
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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