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Property profile & analytics
OFF-MARKET
Estimated value
$55,080,000
Office buildings
Sanctuary Pkwy Roswell, GA 30076
Entity Owned
18-yr Hold
Absentee Owner
Free & Clear
Property ID
US22-1635885
Property profile
Verified
Property type
Office buildings
Use group
SKYSCRAPER/HIGH-RISE (COM OFFICES)
Year built
1997
Total area
182,710 SF
Lot
11.95 ac (520,411 SF)
Zoning code
LI
APN
12 237006050549
UPID
US22-1635885
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
$40.15M
Comparable Approach
Comparable
$70.20M
Blend (final)
Blend
$55.08M
Owner & transaction history
Georgia Department Of Transpor · 18 yrs held
Georgia Department Of Transpor
since 2007
1 recorded transaction
Zoning & alternative use
LI · Roswell, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$61.6M
+29.4%
Neighborhood: shopping center
$60.0M
+26.2%
Medical building
$56.8M
+19.3%
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 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%
$43,495,000
6.5%
$40,150,000
7%
$37,285,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$47,570,000
Current use
RETAIL STORES
$61,575,000
Change: +29% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$60,035,000
Change: +26% · Conversion: Difficult
MEDICAL BUILDING
$56,760,000
Change: +19% · Conversion: Easy
AUTO REPAIR, GARAGE
$53,250,000
Change: +12% · Conversion: Difficult
Blend value · Realmo final
$55.08M
Range $49.57M – $60.59M · ±10%
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
$301 / 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
$355,976
Tax year 2023
Assessed value
$11,400,000
Assessed 2023
Previous assessed
$11,400,000
+0.0% YoY
Effective rate
3.12%
On assessed value
Assessed land
$1,290,280
Assessed improvement
$10,109,720
Land market value
$3,225,700
Improvement market value
$25,274,300
Total market value
$28,500,000
Applied tax rate
10.0000
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
1997
Heating
YES
Cooling
YES
Stories
1
Total area
182,710 SF
Lot
11.95 ac (520,411 SF)
Zoning code
LI
APN
12 237006050549
UPID
US22-1635885
Jurisdiction
FULTON
Zoning & alternative use
LI · Roswell, GAZoning LI · permitted uses
LI · Roswell, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$47.6M
RETAIL STORES
Est. value
$61.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$60.0M
MEDICAL BUILDING
Est. value
$56.8M
AUTO REPAIR, GARAGE
Est. value
$53.3M
OFFICE BUILDING Current
RETAIL STORES
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
1997
Heating
YES
Cooling
Yes
Stories
1
Lot
11.95 ac
Current owner
From public records · entity-resolved
Georgia Department Of Transpor
Entity
Free & Clear · 18 yrs held
Mailing address
2929 ARCH ST, PHILADELPHIA, PA 19104-2857
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2007
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
Dec 20, 2007
—
Georgia Department Of Transpor
Sanctuary,park Realty Hold
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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