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    Waterfront Farmland Development Site Title is generated by Realmo AI

    100 Wallace Tatum Road, Cumming, GA 30028

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    For Sale
    $2,727,375

    LAND - Cumming, GA

    Lot size:
    31.17 Acres
    Added:
    Jun 4, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 5 at 1:06 pm

    Property Features for 100 Wallace Tatum Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    A1
    Vegetation
    Heavily Wooded
    Standard status
    Active
    APN
    048 050
    Lot size
    31.17 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    8000

    Utilities

    Utilities
    Cable Available
    Water front features
    Creek

    We can help!

    Listing Contact
    Michelle TOUPS

    Listing agent Michelle TOUPS

    Listing office All Mountain Realty, LLC 160 Disharoon Dr 11473 Big Cano, Jasper, GA

    Listing date Jun 4, 2026

    MLS# 7782246 Listing URL

    Copyright © 2026 First Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Waterfront feature: creek frontage
    • Location near GA 369 (Matt Hwy) at Seabolt Dr., about one‑half mile off the highway
    • Land offered for sale as a possible assemblage of two sites
    • Utilities: cable available
    • Approx. 10 miles west of GA 400 (via exit 18, Browns Bridge Rd)

    Overview

    The property is a 31.17-acre site in Cumming, Georgia, offered for sale with the potential to be assembled with two adjoining sites. The listing notes immediate access to Settingdown Creek, creating an open, water-adjacent setting for future site planning. Zoning is designated as A1, and the seller indicates the sale may be subject to rezoning with an experienced builder.

    The tract is described as being located in northwest Forsyth County, approximately one-half mile off GA 369 (Matt Hwy) near Seabolt Dr., and about 10 miles west of GA 400 via Browns Bridge Rd (exit 18). The remarks also reference proximity to schools, parks, convenience and necessary shopping, and a future phase 2 of the Big Creek Greenway.

    For buyers and developers, this offering is positioned for those seeking land with creek frontage and the option to pursue rezoning and planned improvements through an experienced builder. Prospective parties should rely on photos for additional information and obtain prior approval before visiting, as requested in the seller’s remarks.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Restaurant Real Estate Agency Building Supply Spa & Massage Center Auto Repair Shop Hair Salon Nail Salon Hotel & Motel Garden Center Furniture & Home Goods

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Cumming
    County
    Forsyth
    State
    Georgia
    Longitude
    -84.178843
    Latitude
    34.298513

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - 31+ acre A1-zoned tract with creek frontage, offered as a potential assemblage for future development planning.
    Where is this agricultural land / farmland located?
    The property is located at 100 Wallace Tatum Road Cumming, GA.
    What is the asking price?
    The asking price for this property is $2,727,375.
    What are key features of this property?
    This property features: Waterfront feature: creek frontage; Location near GA 369 (Matt Hwy) at Seabolt Dr., about one‑half mile off the highway; Land offered for sale as a possible assemblage of two sites
    (706) 579-1098
    We can help!
    Listing Contact
    Michelle TOUPS
    Request Owner's contact information
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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