101 Pilgrim Vlg Dr Ste 100 Cumming, GA 30040-2592
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Estimated value (blended)
$240k
Range $216k – $264k (±10%)
Property ID
US22-3618394
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1999
Total area
2,430 SF
Lot
0.06 ac (2,789 SF)
Zoning code
OP
APN
C15 187
UPID
US22-3618394
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$535k
Comparable Approach
Comparable
$520k
Blend (final)
Blend
$240k
Owner & transaction history
since 2019
1 recorded transaction
Zoning & alternative use
OP · Cumming, GA
Zoning description
District is intended to encourage and provide suitable areas for professional, medical, and general offices and certain related activities
General category
UNKNOWN
Top alternative use upside
Medical building
$640,000
+38.7%
Commercial (general)
$520,000
+12.5%
Neighborhood: shopping center
$510,000
+10.3%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$240k
Value range
$216k – $264k
±10% around blend
Estimated value / SF
$99 / SF
Confidence
High
6 county-verified comps
Property data
75
Market benchmarks
100
Comparable evidence
60
$216k
blend $240k
$264k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,430 SF
Lot area
0.06 ac
Year built
1999
APN
C15 187
Assessed value
$187,272
Annual tax
$4,592
3
Income approach: direct capitalization
Partial preview
Income approach indication
$535k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$580k
@ 6.5% CAP return
$535k
@ 7% CAP return
$495k
4
Sales comparison
Partial preview
Sales approach indication
$385k
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
9.4 mi away · 2,592 SF
13.0 mi away · 2,632 SF
16.0 mi away · 2,272 SF
16.1 mi away · 2,272 SF
24.4 mi away · 1,880 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$240k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 108 sales
$190
-48%
Submarket 121 sales
$181
-45%
County 177 sales
$183
-46%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $99/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+39%
vs current-use indication
Commercial (general)
Neighborhood: Shopping Center
Office Building · current use
Warehouse, Storage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$187k
Move the market yield to see immediate price impact.
Value / SF
$77
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$12k
$236k
$169k
$131k
$13k
$262k
$187k
$146k
$14k
$288k
$206k
$160k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$250k
0.8 mi · Jan 2026 · $108/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$4,592
Tax year 2024
Assessed value
$187,272
Assessed 2024
Previous assessed
$136,080
+37.6% YoY
Effective rate
2.45%
On assessed value
Assessed land
$24,000
Assessed improvement
$163,272
Land market value
$60,000
Improvement market value
$408,180
Total market value
$468,180
Applied tax rate
2.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1999
Heating
NONE
Units
2
Total area
2,430 SF
Lot
0.06 ac (2,789 SF)
Zoning code
OP
APN
C15 187
UPID
US22-3618394
Jurisdiction
FORSYTH
Zoning & alternative use
OP · Cumming, GAZoning OP · permitted uses
OP · Cumming, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
District is intended to encourage and provide suitable areas for professional, medical, and general offices and certain related activities
General category
UNKNOWN
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1999
Heating
NONE
Units
2
Lot
0.06 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
OP
UNKNOWN
Jurisdiction
Cumming, GA
Recorded code
OP
Official district
OP
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for OP in Cumming, GA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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