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Property profile & analytics
OFF-MARKET
Estimated value
$80,065,000
Garden apartment buildings
1600 Ronald Reagan Blvd Cumming, GA 30041-6274
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US22-3356753
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2022
Lot
15.75 ac (686,070 SF)
Zoning code
PUD
APN
152 033
UPID
US22-3356753
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
-
The Statesman Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$80.07M
Owner & transaction history
Statesman Gardens LP · 2 yrs held
Statesman Gardens LP
since 2023
Last sale
$85.3M
4 recorded transactions
Zoning & alternative use
PUD · Cumming, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$69,700,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$80.07M
Range $72.06M – $88.07M · ±10% · vs last sale $85.25M (Dec 12 2023)
Last sale anchor
$85.25M
Dec 12 2023
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
—
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
$700,189
Tax year 2024
Assessed value
$33,592,360
Assessed 2024
Previous assessed
$11,609,517
+189.4% YoY
Effective rate
2.08%
On assessed value
Assessed land
$942,480
Assessed improvement
$32,649,880
Land market value
$2,356,200
Improvement market value
$81,624,700
Total market value
$83,980,900
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
2022
Heating
NONE
Lot
15.75 ac (686,070 SF)
Zoning code
PUD
APN
152 033
UPID
US22-3356753
Jurisdiction
FORSYTH
Zoning & alternative use
PUD · Cumming, GA
Zoning PUD · permitted uses
PUD · 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.
Building & site characteristics
From public records
Year built
2022
Heating
NONE
Lot
15.75 ac
Current owner
From public records · entity-resolved
Statesman Gardens LP
Entity
Mailing address
OLD ATLANTA, CUMMING, GA 30040
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 12, 2023
$85,250,000
Statesman Gardens LP
Pr III/tr 400 Union Apartments LLC
Warranty Deed
$55,000,000 · Walker And Dunlop
Dec 12, 2023
—
Ae Statesman LLC
Pr III 400 Union Investor LLC
Quit Claim Deed
related
—
Oct 5, 2020
$7,728,000
Pr III Of Tr 400 Union Apts LLC
Gf Partners LLC
Grant Deed
—
Dec 19, 2019
$2,450,000
Gf Partners LLC
Robert M Shacket
Warranty Deed
$2,750,704 · Community Bk/pickens
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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