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Property profile & analytics
OFF-MARKET
Estimated value
$57,115,000
Garden apartment buildings
2066 Holly Ct Cumming, GA 30041-7008
Entity Owned
Absentee Owner
Free & Clear
Property ID
US22-3909857
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2016
Total area
275,033 SF
Lot
20.36 ac (886,882 SF)
Zoning code
MP
APN
201 286
UPID
US22-3909857
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
by Request
CAP Approach
CAP
$56.85M
Comparable Approach
Comparable
$57.38M
Blend (final)
Blend
$57.12M
Owner & transaction history
Dl Reid Holdings LLC
Dl Reid Holdings LLC
since 2025
3 recorded transactions
Zoning & alternative use
MP · Cumming, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$53.3M
+38.4%
Commercial (general)
$40.4M
+4.8%
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%
$61,580,000
6.5%
$56,845,000
7%
$52,785,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$38,515,000
Current use
OFFICE BUILDING
$53,315,000
Change: +38% · Conversion: Moderate
COMMERCIAL (GENERAL)
$40,370,000
Change: +5% · Conversion: Moderate
Blend value · Realmo final
$57.12M
Range $51.40M – $62.83M · ±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
$208 / 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
$415,848
Tax year 2024
Assessed value
$16,958,160
Assessed 2024
Previous assessed
$16,958,160
+0.0% YoY
Effective rate
2.45%
On assessed value
Assessed land
$3,013,280
Assessed improvement
$13,944,880
Land market value
$7,533,200
Improvement market value
$34,862,200
Total market value
$42,395,400
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
2016
Heating
NONE
Buildings
3
Total area
275,033 SF
Lot
20.36 ac (886,882 SF)
Zoning code
MP
APN
201 286
UPID
US22-3909857
Jurisdiction
FORSYTH
Zoning & alternative use
MP · Cumming, GA
Zoning MP · permitted uses
MP · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$38.5M
OFFICE BUILDING
Est. value
$53.3M
COMMERCIAL (GENERAL)
Est. value
$40.4M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
COMMERCIAL (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
2016
Heating
NONE
Buildings
3
Lot
20.36 ac
Current owner
From public records · entity-resolved
Dl Reid Holdings LLC
Entity
Free & Clear · 0 yrs held
Mailing address
3737 E BROADWAY, LONG BEACH, CA 90803-6104
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Dec 15, 2025
—
Dl Reid Holdings LLC
Pmr 77 LLC
Warranty Deed
—
Jul 23, 2018
$42,500,000
Rk One White Oak Dst
One White Oak LLC
Grant Deed
—
Aug 18, 2017
—
Jorwell Properties LLC
—
Trust Deed
related
$1,831,047 · Morris 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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