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Property profile & analytics
OFF-MARKET
Estimated value
$665,000
Drive through restaurants
1609 Buford Hwy Cumming, GA 30041-6586
Individually Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US22-1398365
Property profile
Verified
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Year built
2021
Lot
0.35 ac (15,246 SF)
Zoning code
CBD
APN
174 483
UPID
US22-1398365
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 Human Bean Cafe & Coffee Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$700k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$665k
Owner & transaction history
Diane Lynn Paratore · 5 yrs held
Diane Lynn Paratore
since 2021
Last sale
$630,000
7 recorded transactions
Zoning & alternative use
CBD · 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
$700,000
ML approach
$700,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$665k
Range $599k – $732k · ±10% · vs last sale $630k (May 14 2021)
Last sale anchor
$630k
May 14 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
—
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
$3,638
Tax year 2024
Assessed value
$148,352
Assessed 2024
Previous assessed
$148,000
+0.2% YoY
Effective rate
2.45%
On assessed value
Assessed land
$105,000
Assessed improvement
$43,352
Land market value
$262,500
Improvement market value
$108,380
Total market value
$370,880
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
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Status
Off-Market
Year built
2021
Heating
NONE
Lot
0.35 ac (15,246 SF)
Zoning code
CBD
APN
174 483
UPID
US22-1398365
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.
Building & site characteristics
From public records
Year built
2021
Heating
NONE
Lot
0.35 ac
Current owner
From public records · entity-resolved
Diane Lynn Paratore
Individual
Free & Clear · 5 yrs held
Mailing address
230 LYMAN CIR, SACRAMENTO, CA 95835-1231
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 14, 2021
$630,000
Diane Lynn Paratore
1605 Buford Highway LLC
Warranty Deed
—
Mar 19, 2020
—
1605 Buford LLC
Mb Reo-ga Land LLC
Correction Deed
related
—
Feb 3, 2020
—
1605 Buford LLC
—
Deed Of Trust
related
$50,000 · Providence Bk
Jan 3, 2018
$997,000
Cor Properties LLC
Mb Reo Ga Land LLC
Grant Deed
—
Dec 29, 2017
$975,000
16605 Buford LLC
Mb Reo Ga Land LLC
Warranty Deed
$500,000 · Providence Bank
Nov 2, 2016
$324,000
Mb Reo-ga Land LLC
Jry Capital Partners LLC
Quit Claim Deed
related
—
Jun 2, 2016
$270,000
Jry Capital Partners LLC
Ex Officio Sheriff Of Forsyth Cou
Trustees Deed
related
—
Apr 11, 2014
$415,000
Amf Realty Co LLC
Mb Reo-ga Land LLC
Grant Deed
—
Dec 26, 2013
$1,905,000
315 Plaza LLC
Bh Samples LLC
Grant Deed
$1,282,000 · Renasant Bank
Mar 1, 2013
$550,000
Bh Samples LLC
Mb Reo-ga Land LLC
Grant Deed
$1,147,500 · Georgia Commerce Bank
—
—
1605 Buford LLC
—
Loan Modification
related
—
—
—
1605 Buford LLC
—
Loan Modification
related
—
—
—
1605 Buford LLC
—
Deed Of Trust
related
$1,857,300 · Providence Bk
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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