Entity Owned Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1997
Total area
131,546 SF
Lot
15.29 ac (666,032 SF)
Zoning code
PSC
APN
C30 006
UPID
US22-1737628
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Department Store
-
Clothing Store Shoe Store
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$23.43M
CAP Approach
CAP
$32.53M
Comparable Approach
Comparable
$18.89M
Blend (final)
Blend
$23.43M
Owner & transaction history
since 2024
Last sale
$23.4M
3 recorded transactions
Zoning & alternative use
PSC · Cumming, GA
Zoning description
District is intended to accommodate a planned mix of retail shopping facilities including retailers within large, single-tenant buildings, along with outparcels for restaurants
General category
COMMERCIAL
Top alternative use upside
Medical building
$34.7M
+25.7%
Commercial (general)
$33.6M
+21.7%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$23.43M
Value range
$21.09M – $25.77M
±10% around blend
Estimated value / SF
$178 / SF
Confidence
Property data
100
Market benchmarks
67
Comparable evidence
60
$21.09M
blend $23.43M
$25.77M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
131,546 SF
Lot area
15.29 ac
Year built
1997
Stories
1
APN
C30 006
Zoning
PSC
Assessed value
$6,126,389
Annual tax
$150,231
3
Income approach: direct capitalization
Partial preview
Income approach indication
$32.53M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$35.24M
@ 6.5% CAP return
$32.53M
@ 7% CAP return
$30.20M
4
Sales comparison
Partial preview
Sales approach indication
$18.89M
Range $18.59M – $46.47M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$23.43M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 25 sales
$210
-15%
County 33 sales
$212
-16%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $178/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+26%
vs current-use indication
Commercial (general)
Neighborhood: Shopping Center · current use
Office Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
Implied cap rate
9.00%
Implied, in-place cap rate for this community centers
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 9.00%
9.0%
NOI (est.)
$1.64M *
Last sale · Jul 2024
$23.43M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$18.22M
Move the market yield to see immediate price impact.
Value / SF
$139
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
8.50%9.00%9.50%
$1.48M
$17.37M
$16.40M
$15.54M
$1.64M
$19.30M
$18.22M
$17.26M
$1.80M
$21.22M
$20.05M
$18.99M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$150,231
Tax year 2024
Assessed value
$6,126,389
Assessed 2024
Previous assessed
$6,126,389
+0.0% YoY
Effective rate
2.45%
On assessed value
Assessed land
$2,262,920
Assessed improvement
$3,863,469
Land market value
$5,657,300
Improvement market value
$9,658,672
Total market value
$15,315,972
Applied tax rate
2.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1997
Heating
YES
Cooling
YES
Buildings
2
Stories
1
Bathrooms
2
Total area
131,546 SF
Lot
15.29 ac (666,032 SF)
Zoning code
PSC
APN
C30 006
UPID
US22-1737628
Jurisdiction
FORSYTH
Zoning & alternative use
PSC · Cumming, GAZoning PSC · permitted uses
PSC · Cumming, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
District is intended to accommodate a planned mix of retail shopping facilities including retailers within large, single-tenant buildings, along with outparcels for restaurants
General category
COMMERCIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1997
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Bathrooms
2
Lot
15.29 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
PSC
COMMERCIAL
Jurisdiction
Cumming, GA
Recorded code
PSC
Official district
PSC
Official district profile
What the municipal code says about PSC
Zoning description
District is intended to accommodate a planned mix of retail shopping facilities including retailers within large, single-tenant buildings, along with outparcels for restaurants
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for PSC in Cumming, GA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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