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Property profile & analytics
OFF-MARKET
Industrial land
1046 Horseshoe Ct Cumming, GA 30041
Entity Owned
15-yr Hold
Absentee Owner
Free & Clear
Property ID
US22-3706161
Property profile
Verified
Property type
Industrial land
Use group
INDUSTRIAL - VACANT LAND
Year built
1973
Lot
2.46 ac (107,158 SF)
Zoning code
INST
APN
152 052
UPID
US22-3706161
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
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Northside Hospital INC · 15 yrs held
Northside Hospital INC
since 2010
4 recorded transactions
Zoning & alternative use
INST · Cumming, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
District is specifically tailored to accommodate public and semipublic uses in the city which include but are not limited to public and private elementary, middle, and secondary schools, city, county, and state government offices etc.
Zone name
Institutional District
General category
CIVIC_INSTITUTIONAL
Zone area
877.89 ac
Source
Realmo
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$9,632
Tax year 2024
Assessed value
$392,800
Assessed 2024
Previous assessed
$393,600
-0.2% YoY
Effective rate
2.45%
On assessed value
Assessed land
$392,800
Land market value
$982,000
Total market value
$982,000
Applied tax rate
2.0000
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
Industrial land
Use group
INDUSTRIAL - VACANT LAND
Status
Off-Market
Year built
1973
Heating
YES
Stories
1
Lot
2.46 ac (107,158 SF)
Zoning code
INST
APN
152 052
UPID
US22-3706161
Jurisdiction
FORSYTH
Zoning & alternative use
INST · Cumming, GAZoning INST · permitted uses
INST · Cumming, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
District is specifically tailored to accommodate public and semipublic uses in the city which include but are not limited to public and private elementary, middle, and secondary schools, city, county, and state government offices etc.
Zone name
Institutional District
General category
CIVIC_INSTITUTIONAL
Zone area
877.89 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1973
Heating
YES
Stories
1
Lot
2.46 ac
Current owner
From public records · entity-resolved
Northside Hospital INC
Entity
Free & Clear · 15 yrs held
Mailing address
1170 PEACHTREE ST NE STE #2400, ATLANTA, GA 30309-7676
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 19, 2010
—
Northside Hospital INC
Weinstock,michael
Grant Deed
—
Jan 10, 2008
$1,150,000
Michael Weinstock
North Ga Properties LLC
Trustees Deed
related
—
Jan 2, 2008
$1,150,000
Michael Weinstock
Branch Banking Trust Co
Grant Deed
—
Apr 1, 2007
—
Owner Name Unavailable
Owner Name Unavailable
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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