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Property profile & analytics
OFF-MARKET
Estimated value
$18,985,000
Office buildings
8200 Roberts Dr, Sandy Springs, GA 30350-4147
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US22-1625224
Property profile
Verified
Property type
Office buildings
Use group
SKYSCRAPER/HIGH-RISE (COM OFFICES)
Year built
2000
Total area
133,410 SF
Lot
5.81 ac (253,127 SF)
Zoning code
OICON
APN
06 0385 LL0441
UPID
US22-1625224
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
$18.08M
Blend (final)
Blend
$18.99M
Owner & transaction history
Northridge Partners LLC · 4 yrs held
Northridge Partners LLC
since 2022
Last sale
$19.5M
7 recorded transactions
Zoning & alternative use
OICON · Sandy Springs, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$29.9M
+78.3%
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 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
$18,955,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$16,785,000
Current use
RETAIL STORES
$29,925,000
Change: +78% · Conversion: Moderate
Blend value · Realmo final
$18.99M
Range $17.09M – $20.88M · ±10% · vs last sale $19.46M (Mar 7 2022)
Last sale anchor
$19.46M
Mar 7 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
$142 / 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
$177,259
Tax year 2023
Assessed value
$6,280,000
Assessed 2023
Previous assessed
$6,280,000
+0.0% YoY
Effective rate
2.82%
On assessed value
Assessed land
$679,880
Assessed improvement
$5,600,120
Land market value
$1,699,700
Improvement market value
$14,000,300
Total market value
$15,700,000
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
Office buildings
Use group
SKYSCRAPER/HIGH-RISE (COM OFFICES)
Status
Off-Market
Year built
2000
Heating
YES
Cooling
YES
Stories
1
Total area
133,410 SF
Lot
5.81 ac (253,127 SF)
Zoning code
OICON
APN
06 0385 LL0441
UPID
US22-1625224
Jurisdiction
FULTON
Zoning & alternative use
OICON · Sandy Springs, GA
Zoning OICON · permitted uses
OICON · 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
OFFICE BUILDING Current
Est. value
$16.8M
RETAIL STORES
Est. value
$29.9M
OFFICE BUILDING Current
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
2000
Heating
YES
Cooling
Yes
Stories
1
Lot
5.81 ac
Current owner
From public records · entity-resolved
Northridge Partners LLC
Entity
Mailing address
5000 SAWGRASS VLG CIR STE #3, PONTE VEDRA BEACH, FL 32082-5042
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 7, 2022
$19,456,408
Northridge Partners LLC
Northridge 400 Partners LLC
Limited Warranty Deed
$12,646,600 · Valley National Bank
Apr 10, 2019
—
Northridge 400 Partners LLC
—
Loan Modification
related
$14,030,000 · Global Inv Fund I
Jun 13, 2016
—
Northridge 400 Partners LLC
Northridge Plaza LLC
Quit Claim Deed
related
—
Jun 13, 2016
$18,150,000
Northridge 400 Partners LLC
Northridge Plaza LLC
Grant Deed
related
—
Mar 13, 2006
$232,038
Roselle I Pompey
D R Horton INC
Grant Deed
—
Mar 6, 2006
$206,821
Mark Brinson
D R Horton INC
Grant Deed
—
Mar 3, 2006
$187,550
Herbert E Bell
Dr Horton INC
Grant Deed
—
Mar 3, 2006
$196,316
Courtney Y Jessie
D R Horton INC
Grant Deed
—
Mar 3, 2006
—
Oakley Township Homesners Asso
D R Horton INC
Grant Deed
related
—
Mar 1, 2006
$286,000
Tawanda Melvin
D R Horton INC
Grant Deed
—
Feb 28, 2006
$214,152
Juan Pickett
Dr Horton INC
Grant Deed
—
—
—
Northridge 400 Partners LLC
—
Loan Modification
related
$14,630,000 · Global Inv Fund I
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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