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Property profile & analytics
OFF-MARKET
Estimated value
$8,655,000
Office buildings
85 Ml St Roswell, GA 30075-4952
Individually Owned
2-yr Hold
Free & Clear
Property ID
US22-1772053
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1850
Construction
WOOD
Total area
53,606 SF
Lot
5.23 ac (227,819 SF)
Zoning code
C3C
APN
12 192304160179
UPID
US22-1772053
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
-
Planet Studio LLC Marketing & Advertising Advertising Agency
-
RHINO FAMILY Insurance Agency
-
Roswell Mill Club Hotel & Motel Resort
-
Events Catering Hotel & Motel Resort
-
Ivy Hall Hotel & Motel Resort
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.12M
Blend (final)
Blend
$8.66M
Owner & transaction history
Anne Reddick · 2 yrs held
Anne Reddick
since 2024
Last sale
$12,000
3 recorded transactions
Zoning & alternative use
C3C · Roswell, 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 Roswell submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Roswell 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$12,350,000
Current use
Blend value · Realmo final
$8.66M
Range $7.79M – $9.52M · ±10% · vs last sale $12k (Jan 18 2024)
Last sale anchor
$12k
Jan 18 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
$161 / 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
$56,452
Tax year 2023
Assessed value
$2,000,000
Assessed 2023
Previous assessed
$2,000,000
+0.0% YoY
Effective rate
2.82%
On assessed value
Assessed land
$941,400
Assessed improvement
$1,058,600
Land market value
$2,353,500
Improvement market value
$2,646,500
Total market value
$5,000,000
Applied tax rate
45.0000
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
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1850
Construction
WOOD
Heating
YES
Cooling
YES
Buildings
3
Stories
1
Total area
53,606 SF
Lot
5.23 ac (227,819 SF)
Zoning code
C3C
APN
12 192304160179
UPID
US22-1772053
Jurisdiction
FULTON
Zoning & alternative use
C3C · Roswell, GA
Zoning C3C · permitted uses
C3C · Roswell, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Roswell. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$12.4M
OFFICE BUILDING Current
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
1850
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Buildings
3
Lot
5.23 ac
Current owner
From public records · entity-resolved
Anne Reddick
Individual
Free & Clear · 2 yrs held
Mailing address
85 ML ST, ROSWELL, GA 30075-4952
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 18, 2024
—
Anne Reddick
Roswell City
Quit Claim Deed
related
—
Oct 7, 2010
$12,000
Mmr Properties LLC
Mimms Mill LLC
Grant Deed
—
Nov 15, 2006
—
Northfield Court LLC
Mimms,malon D
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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