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Property profile & analytics
OFF-MARKET
Estimated value
$12,820,000
Specialty properties
1055 Smt Overlook Way Cumming, GA 30041-1623
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US22-2719365
Property profile
Verified
Property type
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Year built
2016
Total area
202,692 SF
Lot
12.32 ac (536,659 SF)
Zoning code
R3
APN
085 104
UPID
US22-2719365
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
$12.82M
Owner & transaction history
Eqr Reserve At Summit Crossing LLC · 1 yrs held
Eqr Reserve At Summit Crossing LLC
since 2025
6 recorded transactions
Zoning & alternative use
R3 · Cumming, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$17.1M
+10.6%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS
$15,455,000
Current use
INDUSTRIAL (GENERAL)
$17,090,000
Change: +11% · Conversion: Difficult
WAREHOUSE, STORAGE
$15,445,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$12.82M
Range $11.54M – $14.10M · ±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
$63 / 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
$313,882
Tax year 2024
Assessed value
$12,800,000
Assessed 2024
Previous assessed
$12,800,000
+0.0% YoY
Effective rate
2.45%
On assessed value
Assessed land
$616,000
Assessed improvement
$12,184,000
Land market value
$1,540,000
Improvement market value
$30,460,000
Total market value
$32,000,000
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
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Status
Off-Market
Year built
2016
Heating
NONE
Buildings
3
Total area
202,692 SF
Lot
12.32 ac (536,659 SF)
Zoning code
R3
APN
085 104
UPID
US22-2719365
Jurisdiction
FORSYTH
Zoning & alternative use
R3 · Cumming, GA
Zoning R3 · permitted uses
R3 · 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
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
Est. value
$15.5M
INDUSTRIAL (GENERAL)
Est. value
$17.1M
WAREHOUSE, STORAGE
Est. value
$15.4M
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
INDUSTRIAL (GENERAL)
WAREHOUSE, STORAGE
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
2016
Heating
NONE
Buildings
3
Lot
12.32 ac
Current owner
From public records · entity-resolved
Eqr Reserve At Summit Crossing LLC
Entity
Free & Clear · 1 yrs held
Mailing address
3284 NORTHSIDE PKWY NW STE #150, ATLANTA, GA 30327-2282
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 13, 2025
$44,500,000
Eqr Reserve At Summit Crossing LLC
Pac Reserve At Summit Crossing LLC
Warranty Deed
—
Oct 3, 2017
—
Pac Reserve At Summit Crossing
Oxford Summit Apts III LLC
Quit Claim Deed
related
—
Oct 3, 2017
$30,885,000
Pac Reserve At Summit Crossing
Oxford Summit Apts III LLC
Grant Deed
—
Mar 2, 2015
$3,342,000
Oxford Summit Apartments III L
Oxford Forsyth Dev LLC
Grant Deed
related
$16,822,000 · Atlantic Cap Bk
Jul 29, 2014
—
Oxford Forsyth Dev LLC
—
Trustees Deed
related
$2,400,000 · Summit Crossing III Mezzanine
Jul 1, 2005
—
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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