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Property profile & analytics
OFF-MARKET
Estimated value
$14,500,000
Assisted living facilities
7300 Spalding Lk Dr, Sandy Springs, GA 30350
Individually Owned
8-yr Hold
~
Est. High Equity
Property ID
US22-3268682
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2018
Total area
69,000 SF
Lot
5.43 ac (236,357 SF)
Zoning code
OIC
APN
06 0313 LL0349
UPID
US22-3268682
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
$14.50M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$15.19M
Blend (final)
Blend
$14.50M
Owner & transaction history
Sandy Springs II Senior Holdin · 8 yrs held
Sandy Springs II Senior Holdin
since 2018
Last sale
$14.5M
4 recorded transactions
Zoning & alternative use
OIC · Sandy Springs, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$19.4M
+78.4%
Neighborhood: shopping center
$18.8M
+72.7%
Medical building
$18.8M
+72.6%
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 Sandy Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sandy Springs 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
$14,500,000
ML approach
$14,500,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$10,870,000
Current use
COMMERCIAL (GENERAL)
$19,395,000
Change: +78% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$18,780,000
Change: +73% · Conversion: Difficult
MEDICAL BUILDING
$18,760,000
Change: +73% · Conversion: Difficult
AUTO REPAIR, GARAGE
$17,520,000
Change: +61% · Conversion: Difficult
RETAIL STORES
$15,475,000
Change: +42% · Conversion: Difficult
Blend value · Realmo final
$14.50M
Range $13.05M – $15.95M · ±10% · vs last sale $14.50M (Nov 4 2024)
Last sale anchor
$14.50M
Nov 4 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
$210 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$123,947
Tax year 2023
Assessed value
$4,391,240
Assessed 2023
Previous assessed
$4,391,240
+0.0% YoY
Effective rate
2.82%
On assessed value
Assessed land
$976,680
Assessed improvement
$3,414,560
Land market value
$2,441,700
Improvement market value
$8,536,400
Total market value
$10,978,100
Applied tax rate
59.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2018
Heating
NONE
Stories
1
Units
88
Total area
69,000 SF
Lot
5.43 ac (236,357 SF)
Zoning code
OIC
APN
06 0313 LL0349
UPID
US22-3268682
Jurisdiction
FULTON
Zoning & alternative use
OIC · Sandy Springs, GA
Zoning OIC · permitted uses
OIC · Sandy Springs, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sandy Springs. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$10.9M
COMMERCIAL (GENERAL)
Est. value
$19.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$18.8M
MEDICAL BUILDING
Est. value
$18.8M
AUTO REPAIR, GARAGE
Est. value
$17.5M
RETAIL STORES
Est. value
$15.5M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
2018
Heating
NONE
Stories
1
Units
88
Lot
5.43 ac
Current owner
From public records · entity-resolved
Sandy Springs II Senior Holdin
Individual
Mailing address
171 STONEBRIDGE BLVD, EDMOND, OK 73013-4683
Ownership since
2018
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
Jul 3, 2019
—
Sandy Springs II Senior Holdin
—
Loan Modification
related
$11,405,000 · Pnc Bk
Mar 9, 2018
—
Sandy Springs II Senior Holdin
Sei Sandy Springs Assisted Liv
Quit Claim Deed
related
$10,943 · Pnc Bk
Dec 13, 2017
$1,500,000
Sei Sandy Springs Assisted Liv
Dunwoody Place Venture LLC
Grant Deed
—
Mar 29, 2013
$1,950,000
Springs Senior Holding L Sandy
Dunwoody Place Venture LLC
Grant Deed
$7,761,000 · Key Bank & Trust
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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