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Property profile & analytics
OFF-MARKET
Estimated value
$975,000
Retail space
8514 Holcomb Brg Rd Alpharetta, GA 30022-6813
Entity Owned
5-yr Hold
Free & Clear
Property ID
US22-1570977
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1986
Construction
WOOD
Total area
2,775 SF
Lot
0.8 ac (34,848 SF)
Zoning code
OI
APN
12 308008780258
UPID
US22-1570977
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
$950k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.36M
Blend (final)
Blend
$975k
Owner & transaction history
Orf V Rivermont Square LLC · 5 yrs held
Orf V Rivermont Square LLC
since 2021
Last sale
$1.0M
6 recorded transactions
Zoning & alternative use
OI · Alpharetta, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$985,000
+13.7%
Neighborhood: shopping center
$910,000
+5.2%
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
$905,000
ML approach
$950,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$865,000
Current use
COMMERCIAL (GENERAL)
$985,000
Change: +14% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$910,000
Change: +5% · Conversion: Moderate
MEDICAL BUILDING
$860,000
Change: -1% · Conversion: Difficult
AUTO REPAIR, GARAGE
$810,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$975k
Range $878k – $1.07M · ±10% · vs last sale $1.02M (Apr 13 2021)
Last sale anchor
$1.02M
Apr 13 2021
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
$351 / 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
$9,902
Tax year 2023
Assessed value
$350,800
Assessed 2023
Previous assessed
$407,840
-14.0% YoY
Effective rate
2.82%
On assessed value
Assessed land
$283,520
Assessed improvement
$67,280
Land market value
$708,800
Improvement market value
$168,200
Total market value
$877,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1986
Construction
WOOD
Heating
YES
Cooling
YES
Stories
1
Total area
2,775 SF
Lot
0.8 ac (34,848 SF)
Zoning code
OI
APN
12 308008780258
UPID
US22-1570977
Jurisdiction
FULTON
Zoning & alternative use
OI · Alpharetta, GA
Zoning OI · permitted uses
OI · 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
RETAIL STORES Current
Est. value
$865,000
COMMERCIAL (GENERAL)
Est. value
$985,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$910,000
MEDICAL BUILDING
Est. value
$860,000
AUTO REPAIR, GARAGE
Est. value
$810,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1986
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Lot
0.8 ac
Current owner
From public records · entity-resolved
Orf V Rivermont Square LLC
Entity
Free & Clear · 5 yrs held
Mailing address
5865 N PT PKWY STE #250, ALPHARETTA, GA 30022-1184
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 13, 2021
$1,022,340
Orf V Rivermont Square LLC
Suemuntzsatt Ron LLC
Limited Warranty Deed
—
Apr 13, 2021
—
Orf V Rivermont Square LLC
Suemuntzsatt Ron LLC
Warranty Deed
—
Feb 4, 2020
—
Suemuntzsatt Ron LLC
Suemuntzsatt LLC
Quit Claim Deed
related
—
Oct 25, 2017
—
Suemuntzsatt LLC
—
Deed
related
$450,000 · Suntrust Bk/tallahassee
Oct 3, 2007
$660,000
Suemuntzsatt LLC
11801,ventura Boulevard In
Grant Deed
—
—
—
Suemuntzsatt LLC
—
Loan Modification
related
$450,000 · Suntrust Bk/tallahassee
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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