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Property profile & analytics
OFF-MARKET
Estimated value
$8,235,000
Medical Office Space
1034 Haw Crk Cir, Cumming, GA 30041-6513
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US22-1159022
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2019
Total area
22,427 SF
Lot
3 ac (130,680 SF)
Zoning code
CBD
APN
173 319
UPID
US22-1159022
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
Current use
Occupant on record · Public records
-
Milan Eye Center Physician Ophthalmologist
-
Niraj Desai, M.D. | Ophthalmologist Ophthalmologist
-
Samir Vira, M.D. | Ophthalmologist Ophthalmologist
-
Milan Ramesh Patel, MD Ophthalmologist
-
Charlie Ficco, O.D. Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.22M
CAP Approach
CAP
$5.01M
Comparable Approach
Comparable
$5.54M
Blend (final)
Blend
$8.24M
Owner & transaction history
Lcg2hc Haw Creek Cir Cumming LLC · 3 yrs held
Lcg2hc Haw Creek Cir Cumming LLC
since 2022
Last sale
$10.4M
3 recorded transactions
Zoning & alternative use
CBD · Cumming, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$8.9M
+50.5%
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 Cumming submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cumming 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
$9,940,000
ML approach
$8,215,000
CAP Approach
CAP Return
Estimation
6%
$5,420,000
6.5%
$5,005,000
7%
$4,645,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$5,920,000
Current use
AUTO REPAIR, GARAGE
$8,905,000
Change: +50% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,730,000
Change: -3% · Conversion: Easy
Blend value · Realmo final
$8.24M
Range $7.41M – $9.06M · ±10% · vs last sale $10.35M (Dec 9 2022)
Last sale anchor
$10.35M
Dec 9 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
$367 / 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
$42,237
Tax year 2024
Assessed value
$1,722,394
Assessed 2024
Previous assessed
$1,513,822
+13.8% YoY
Effective rate
2.45%
On assessed value
Assessed land
$420,000
Assessed improvement
$1,302,394
Land market value
$1,050,000
Improvement market value
$3,255,984
Total market value
$4,305,984
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2019
Heating
NONE
Total area
22,427 SF
Lot
3 ac (130,680 SF)
Zoning code
CBD
APN
173 319
UPID
US22-1159022
Jurisdiction
FORSYTH
Zoning & alternative use
CBD · Cumming, GA
Zoning CBD · permitted uses
CBD · Cumming, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Cumming. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$5.9M
AUTO REPAIR, GARAGE
Est. value
$8.9M
COMMERCIAL (GENERAL)
Est. value
$5.7M
MEDICAL BUILDING Current
AUTO REPAIR, GARAGE
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
2019
Heating
NONE
Lot
3 ac
Current owner
From public records · entity-resolved
Lcg2hc Haw Creek Cir Cumming LLC
Entity
Mailing address
3500 MAPLE AVE STE #1600, DALLAS, TX 75219-3936
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 9, 2022
$10,350,000
Lcg2hc Haw Creek Cir Cumming LLC
Touchstone Medical Properties LLC
Warranty Deed
$6,150,000 · Dominion Bank
Dec 14, 2016
$390,000
Touchstone Medical Properties
Critz,frank A
Grant Deed
—
Feb 9, 2004
$844,900
Radiotherapy Clinics Of Ga
New Forsyth Partners LLC
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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