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Property profile & analytics
OFF-MARKET
Estimated value
$7,145,000
Industrial properties
785 Goddard Ct Alpharetta, GA 30005-2263
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US22-4420479
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1999
Total area
34,565 SF
Lot
4.66 ac (202,990 SF)
Zoning code
M1
APN
066 040
UPID
US22-4420479
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
-
Dynamic Technical Formulations Factory Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.66M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.67M
Blend (final)
Blend
$7.15M
Owner & transaction history
Dtf Holdings LLC · 3 yrs held
Dtf Holdings LLC
since 2022
Last sale
$7.4M
7 recorded transactions
Zoning & alternative use
M1 · Alpharetta, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$10.8M
+65.7%
Medical building
$9.1M
+40.0%
Neighborhood: shopping center
$7.3M
+12.3%
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
$7,135,000
ML approach
$6,660,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$6,520,000
Current use
RETAIL STORES
$10,800,000
Change: +66% · Conversion: Moderate
MEDICAL BUILDING
$9,125,000
Change: +40% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$7,325,000
Change: +12% · Conversion: Difficult
OFFICE BUILDING
$5,980,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$7.15M
Range $6.43M – $7.86M · ±10% · vs last sale $7.39M (Nov 30 2022)
Last sale anchor
$7.39M
Nov 30 2022
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
$207 / 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
$103,116
Tax year 2024
Assessed value
$3,735,680
Assessed 2024
Previous assessed
$4,109,248
-9.1% YoY
Effective rate
2.76%
On assessed value
Assessed land
$461,340
Assessed improvement
$3,274,340
Land market value
$1,153,350
Improvement market value
$8,185,850
Total market value
$9,339,200
Applied tax rate
3.0000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1999
Heating
NONE
Cooling
NONE
Stories
1
Bathrooms
1
Total area
34,565 SF
Lot
4.66 ac (202,990 SF)
Zoning code
M1
APN
066 040
UPID
US22-4420479
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
INDUSTRIAL (GENERAL) Current
Est. value
$6.5M
RETAIL STORES
Est. value
$10.8M
MEDICAL BUILDING
Est. value
$9.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.3M
OFFICE BUILDING
Est. value
$6.0M
INDUSTRIAL (GENERAL) Current
RETAIL STORES
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
OFFICE 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
1999
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
1
Lot
4.66 ac
Current owner
From public records · entity-resolved
Dtf Holdings LLC
Entity
Mailing address
785 GODDARD CT, ALPHARETTA, GA 30005-2263
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 5, 2022
—
Dtf Holdings LLC
—
Deed
related
$3,000,000 · Fifth Third Bank
Nov 30, 2022
$7,388,481
Dtf Holdings LLC
Goddard 785 LLC
Warranty Deed
$3,750,000 · Fifth Third Bank
Dec 30, 2020
—
Goddard 785 LLC
Superior Grp Of Companies INC
Quit Claim Deed
related
—
Dec 30, 2020
$5,593,400
Goddard 785 LLC
Superior Grp Of Companies INC
Grant Deed
—
Aug 9, 2013
—
Superior Uniform Group INC
Taa Investments LLC
Quit Claim Deed
related
—
Jul 2, 2013
$3,500,000
Superior Uniform Group INC
Taa Investments LLC
Grant Deed
—
Dec 27, 2006
—
Taa Investments LLC
—
Trustees Deed
related
$1,380,600 · Bank Of North Georgia
Dec 15, 2006
—
Taa Investments LLC
Lunsford,mary J
Grant Deed
related
—
Jun 17, 2005
$2,300,000
Taa Investments LLC
Northwind Props LLC
Grant Deed
$1,900,000 · Bank Of North Georgia
—
—
Taa Investments LLC
—
Deed Of Trust
related
$1,280,600 · Bank Of North Georgia
—
—
Taa Investments LLC
—
Deed Of Trust
related
$320,000 · Bank Of North Georgia
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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