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Property profile & analytics
OFF-MARKET
Estimated value
$101,460,000
Specialty properties
Mcfarland Pkwy, Alpharetta, GA 30005
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US22-3788246
Property profile
Verified
Property type
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Year built
2015
Total area
477,112 SF
Lot
20.58 ac (896,465 SF)
Zoning code
MP
APN
043 085
UPID
US22-3788246
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
$79.35M
Blend (final)
Blend
$101.46M
Owner & transaction history
Bel Venue LLC · 5 yrs held
Bel Venue LLC
since 2021
Last sale
$100.3M
1 recorded transaction
Zoning & alternative use
MP · Alpharetta, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$103.7M
+89.0%
Commercial (general)
$67.4M
+22.8%
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
$103,785,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$103,660,000
Change: +89% · Conversion: Difficult
COMMERCIAL (GENERAL)
$67,355,000
Change: +23% · Conversion: Difficult
Blend value · Realmo final
$101.46M
Range $91.31M – $111.61M · ±10% · vs last sale $100.30M (Feb 25 2021)
Last sale anchor
$100.30M
Feb 25 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
$213 / 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
$934,632
Tax year 2024
Assessed value
$38,114,000
Assessed 2024
Previous assessed
$38,114,000
+0.0% YoY
Effective rate
2.45%
On assessed value
Assessed land
$1,232,840
Assessed improvement
$36,881,160
Land market value
$3,082,100
Improvement market value
$92,202,900
Total market value
$95,285,000
Applied tax rate
1.0000
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
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Status
Off-Market
Year built
2015
Heating
NONE
Buildings
2
Total area
477,112 SF
Lot
20.58 ac (896,465 SF)
Zoning code
MP
APN
043 085
UPID
US22-3788246
Jurisdiction
FORSYTH
Zoning & alternative use
MP · Alpharetta, GA
Zoning MP · permitted uses
MP · 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
APARTMENT HOUSE (5+ UNITS)
Est. value
$103.7M
COMMERCIAL (GENERAL)
Est. value
$67.4M
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
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
2015
Heating
NONE
Buildings
2
Lot
20.58 ac
Current owner
From public records · entity-resolved
Bel Venue LLC
Entity
Mailing address
1 POST OFC SQ, BOSTON, MA 02109-2106
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 25, 2021
$100,300,000
Bel Venue LLC
Br Big Creek Dst
Limited Warranty Deed
$60,300,000 · Gim Us Cml Fund
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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