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Property profile & analytics
OFF-MARKET
Estimated value
$14,605,000
Grocery and convenience stores
5180 Mcginnis Fry Rd Alpharetta, GA 30005-1792
Entity Owned
12-yr Hold
Absentee Owner
Free & Clear
Property ID
US22-1061597
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2004
Total area
91,296 SF
Lot
12.76 ac (555,826 SF)
Zoning code
CBD
APN
067 007
UPID
US22-1061597
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
-
Publix Super Market at The Village at Flynn Crossing Specialty Food Shop Supermarket
-
Western Union Bank Credit Union
-
higi Physician
-
Publix Pharmacy at The Village at Flynn Crossing Pharmacy
-
Jacqueline Mcgregor Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$19.76M
Comparable Approach
Comparable
$8.84M
Blend (final)
Blend
$14.61M
Owner & transaction history
Scenic Gardens Associates LLC · 12 yrs held
Scenic Gardens Associates LLC
since 2013
2 recorded transactions
Zoning & alternative use
CBD · 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$21,400,000
6.5%
$19,755,000
7%
$18,345,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$24,100,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$14.61M
Range $13.14M – $16.07M · ±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
$160 / 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
$168,249
Tax year 2024
Assessed value
$6,861,157
Assessed 2024
Previous assessed
$6,861,157
+0.0% YoY
Effective rate
2.45%
On assessed value
Assessed land
$1,276,000
Assessed improvement
$5,585,157
Land market value
$3,190,000
Improvement market value
$13,962,893
Total market value
$17,152,893
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2004
Heating
NONE
Buildings
3
Total area
91,296 SF
Lot
12.76 ac (555,826 SF)
Zoning code
CBD
APN
067 007
UPID
US22-1061597
Jurisdiction
FORSYTH
Zoning & alternative use
CBD · Alpharetta, GA
Zoning CBD · permitted uses
CBD · 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
MEDICAL BUILDING
Est. value
$24.1M
MEDICAL BUILDING
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
2004
Heating
NONE
Buildings
3
Lot
12.76 ac
Current owner
From public records · entity-resolved
Scenic Gardens Associates LLC
Entity
Free & Clear · 12 yrs held
Mailing address
11501 NORTHLAKE DR, CINCINNATI, OH 45249-1669
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
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
Dec 27, 2013
—
Scenic Gardens Associates LLC
Gdc Kingston LLC
Quit Claim Deed
related
—
Dec 1, 2005
—
Scenic Gardens Assoc LLC
Owner Name Unavailable
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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