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Property profile & analytics
OFF-MARKET
Estimated value
$1,140,000
Garden apartment buildings
109 Hl St Cumming, GA 30040
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US22-0826934
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1956
Total area
7,676 SF
Lot
1.2 ac (52,272 SF)
Zoning code
OP
APN
C26 068
UPID
US22-0826934
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
$1.23M
CAP Approach
CAP
$1.59M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.14M
Owner & transaction history
400 Hill St LLC · 4 yrs held
400 Hill St LLC
since 2021
Last sale
$1.1M
1 recorded transaction
Zoning & alternative use
OP · Cumming, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.4M
+199.1%
Medical building
$1.1M
+133.3%
Commercial (general)
$1.0M
+117.5%
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
$1,135,000
ML approach
$1,230,000
CAP Approach
CAP Return
Estimation
6%
$1,720,000
6.5%
$1,585,000
7%
$1,475,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,405,000
Change: +199% · Conversion: Moderate
MEDICAL BUILDING
$1,095,000
Change: +133% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,020,000
Change: +118% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,020,000
Change: +117% · Conversion: Difficult
RESTAURANT
$970,000
Change: +106% · Conversion: Difficult
Blend value · Realmo final
$1.14M
Range $1.03M – $1.25M · ±10% · vs last sale $1.10M (Sep 10 2021)
Last sale anchor
$1.10M
Sep 10 2021
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
$149 / 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
$3,157
Tax year 2024
Assessed value
$128,748
Assessed 2024
Previous assessed
$164,156
-21.6% YoY
Effective rate
2.45%
On assessed value
Assessed land
$84,000
Assessed improvement
$44,748
Land market value
$210,000
Improvement market value
$111,870
Total market value
$321,870
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
1956
Heating
YES
Cooling
YES
Buildings
2
Stories
1
Units
4
Bathrooms
1
Total area
7,676 SF
Lot
1.2 ac (52,272 SF)
Zoning code
OP
APN
C26 068
UPID
US22-0826934
Jurisdiction
FORSYTH
Zoning & alternative use
OP · Cumming, GA
Zoning OP · permitted uses
OP · 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
OFFICE BUILDING
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$1.0M
RESTAURANT
Est. value
$970,000
OFFICE BUILDING
MEDICAL BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RESTAURANT
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
1956
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Units
4
Bathrooms
1
Lot
1.2 ac
Current owner
From public records · entity-resolved
400 Hill St LLC
Entity
Mailing address
2632 FONTAINEBLEAU DR, ATLANTA, GA 30360-1210
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 10, 2021
$1,100,000
400 Hill St LLC
Smalley Leslie Sue Executor
Warranty Deed
$600,000 · Sears Spence
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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