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Property profile & analytics
OFF-MARKET
Estimated value
$10,880,000
Warehouses
1275 Buford Rd Cumming, GA 30041
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US22-2745833
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
2019
Total area
107,504 SF
Lot
1.84 ac (80,150 SF)
Zoning code
CBD
APN
173 043
UPID
US22-2745833
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
$11.19M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.98M
Blend (final)
Blend
$10.88M
Owner & transaction history
Ps Southeast Two LLC · 5 yrs held
Ps Southeast Two LLC
since 2020
Last sale
$9.9M
7 recorded transactions
Zoning & alternative use
CBD · Cumming, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$17.2M
+4.3%
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
$14,525,000
ML approach
$11,185,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$16,490,000
Current use
INDUSTRIAL (GENERAL)
$17,190,000
Change: +4% · Conversion: Easy
Blend value · Realmo final
$10.88M
Range $9.79M – $11.97M · ±10% · vs last sale $9.85M (Oct 8 2020)
Last sale anchor
$9.85M
Oct 8 2020
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
$101 / 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
$84,422
Tax year 2024
Assessed value
$4,050,243
Assessed 2024
Previous assessed
$3,407,700
+18.9% YoY
Effective rate
2.08%
On assessed value
Assessed land
$397,440
Assessed improvement
$3,652,803
Land market value
$993,600
Improvement market value
$9,132,008
Total market value
$10,125,608
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
2019
Heating
YES
Cooling
YES
Stories
1
Bathrooms
2
Total area
107,504 SF
Lot
1.84 ac (80,150 SF)
Zoning code
CBD
APN
173 043
UPID
US22-2745833
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
WAREHOUSE, STORAGE Current
Est. value
$16.5M
INDUSTRIAL (GENERAL)
Est. value
$17.2M
WAREHOUSE, STORAGE Current
INDUSTRIAL (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
YES
Cooling
Yes
Stories
1
Bathrooms
2
Lot
1.84 ac
Current owner
From public records · entity-resolved
Ps Southeast Two LLC
Entity
Free & Clear · 5 yrs held
Mailing address
701 WESTERN AVE, GLENDALE, CA 91201-2349
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 8, 2020
$9,850,000
Ps Southeast Two LLC
1298 Buford Highway LLC
Grant Deed
—
Sep 21, 2017
—
1298 Buford Highway LLC
—
Trustees Deed
related
$7,860,000 · Sig Capital Sig Capital
Jul 21, 2017
$1,000,000
1298 Buford Highway LLC
Sawnee Partners LLC
Grant Deed
—
Jul 21, 2017
—
1298 Buford Highway LLC
Sawnee Partners LLC
Quit Claim Deed
related
—
Dec 10, 2010
$295,000
Fidelity Bk Of Fl
Gracies Robins Estates LLC
Trustees Deed
related
—
Oct 23, 2006
$500,000
Gracies Robins Estates LLC
Pendley,fred R & Carol D
Warranty Deed
—
Oct 23, 2006
—
Gracies Robins Estates LLC
Hansard Diane
Quit Claim Deed
related
$475,000 · Fidelity Bank Florida
Oct 18, 2006
$500,000
Gracies Robins Estates LLC
Pendley,fred R
Grant Deed
—
Oct 18, 2006
—
Gracies Robins Estates LLC
Hansard,diane
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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