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Property profile & analytics
OFF-MARKET
Estimated value
$2,935,000
Community centers
1370 Buford Hwy, Cumming, GA 30041-6582
Entity Owned
21-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US22-0922500
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2007
Total area
18,360 SF
Lot
2.47 ac (107,593 SF)
Zoning code
CBD
APN
174 476
UPID
US22-0922500
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
Current use
Occupant on record · Public records
-
BenchMark Physical Therapy Medical Clinic
-
Eye Level - Cumming East Tutoring Service
-
Cue Barbecue Restaurant
-
U.S. Renal Care Medical Clinic
-
Cigar Studio 57 (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.94M
Owner & transaction history
Haw Creek Corners LLC · 21 yrs held
Haw Creek Corners LLC
since 2005
3 recorded transactions
Zoning & alternative use
CBD · Cumming, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$4.8M
+25.7%
Commercial (general)
$4.7M
+21.7%
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
NEIGHBORHOOD: SHOPPING CENTER
$3,855,000
Current use
MEDICAL BUILDING
$4,845,000
Change: +26% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,695,000
Change: +22% · Conversion: Easy
OFFICE BUILDING
$3,325,000
Change: -14% · Conversion: Moderate
Blend value · Realmo final
$2.94M
Range $2.64M – $3.23M · ±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
$160 / 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
$32,656
Tax year 2024
Assessed value
$1,566,720
Assessed 2024
Previous assessed
$1,078,233
+45.3% YoY
Effective rate
2.08%
On assessed value
Assessed land
$474,240
Assessed improvement
$1,092,480
Land market value
$1,185,600
Improvement market value
$2,731,200
Total market value
$3,916,800
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
2007
Heating
NONE
Units
1
Total area
18,360 SF
Lot
2.47 ac (107,593 SF)
Zoning code
CBD
APN
174 476
UPID
US22-0922500
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$3.9M
MEDICAL BUILDING
Est. value
$4.8M
COMMERCIAL (GENERAL)
Est. value
$4.7M
OFFICE BUILDING
Est. value
$3.3M
NEIGHBORHOOD: SHOPPING CENTER Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
2007
Heating
NONE
Units
1
Lot
2.47 ac
Current owner
From public records · entity-resolved
Haw Creek Corners LLC
Entity
Mailing address
5052 CLARK HOWELL HWY, ATLANTA, GA 30349-6064
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 18, 2005
$500,000
Haw Creek Corners LLC
Park Props Group LLC
Grant Deed
—
Jan 18, 2005
$1,118,400
Haw Creek Corners LLC
Chapman Family Ltd Partnership
Grant Deed
$1,026,906 · Mountain State Bank
—
—
Haw Creek Corners LLC
—
Loan Modification
related
$2,000,000 · Albert C JR Dorminy
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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