New search
Property profile & analytics
OFF-MARKET
Estimated value
$18,750,000
Office buildings
9040 Roswell Rd, Sandy Springs, GA 30350-1892
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US22-1493119
Property profile
Verified
Property type
Office buildings
Use group
SKYSCRAPER/HIGH-RISE (COM OFFICES)
Year built
1987
Total area
183,554 SF
Lot
23.13 ac (1,007,543 SF)
Zoning code
OI
APN
06 0367 LL0609
UPID
US22-1493119
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
$20.79M
Blend (final)
Blend
$18.75M
Owner & transaction history
River Ridge Grove LLC · 3 yrs held
River Ridge Grove LLC
since 2022
Last sale
$18.2M
4 recorded transactions
Zoning & alternative use
OI · Sandy Springs, 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 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
$17,755,000
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
$23,095,000
Current use
Blend value · Realmo final
$18.75M
Range $16.88M – $20.63M · ±10% · vs last sale $18.23M (Aug 8 2022)
Last sale anchor
$18.23M
Aug 8 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
$102 / 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
$203,822
Tax year 2023
Assessed value
$7,221,080
Assessed 2023
Previous assessed
$3,980,000
+81.4% YoY
Effective rate
2.82%
On assessed value
Assessed land
$4,475,400
Assessed improvement
$2,745,680
Land market value
$11,188,500
Improvement market value
$6,864,200
Total market value
$18,052,700
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
1987
Heating
YES
Cooling
YES
Buildings
2
Stories
1
Total area
183,554 SF
Lot
23.13 ac (1,007,543 SF)
Zoning code
OI
APN
06 0367 LL0609
UPID
US22-1493119
Jurisdiction
FULTON
Zoning & alternative use
OI · Sandy Springs, GA
Zoning OI · permitted uses
OI · 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
$23.1M
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
1987
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Lot
23.13 ac
Current owner
From public records · entity-resolved
River Ridge Grove LLC
Entity
Mailing address
3535 ROSWELL RD STE #63, MARIETTA, GA 30062-8828
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 8, 2022
$18,225,000
River Ridge Grove LLC
Cpvf II River Ridge LLC
Limited Warranty Deed
$12,800,000 · Vinings Bank
Nov 9, 2015
$12,519,000
Cpvf II River Ridge LLC
Hub Properties Ga LLC
Grant Deed
$44,700,000 · Bank Of America
Aug 27, 2004
$24,488,000
Hub Properties Ga LLC
Affiliated Equities R/e Ltd Pa
Grant Deed
—
—
—
Cpvf II River Ridge LLC
—
Deed Of Trust
related
$37,610 · Pfp Hldg Co Vi LLC
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 9040 Roswell Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
