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Property profile & analytics
OFF-MARKET
Estimated value
$3,050,000
Community centers
2080 Ronald Reagan Blvd, Cumming, GA 30041-0202
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US22-0161320
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2002
Total area
11,640 SF
Lot
1.74 ac (75,794 SF)
Zoning code
CBD
APN
131 151
UPID
US22-0161320
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 Lucky Cricket (Bike/Boat/Book/etc) Store Home Appliance Store
-
Southland Graphic Apparel LLC Marketing & Advertising Advertising Agency
-
Baseline Sports (Bike/Boat/Book/etc) Store
-
Paces MedEquip, LLC Corporate Office
-
CenterWell Home Health - Cumming Home Health Care Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.22M
CAP Approach
CAP
$2.88M
Comparable Approach
Comparable
$3.23M
Blend (final)
Blend
$3.05M
Owner & transaction history
Eupha Holdings 1 LLC · 4 yrs held
Eupha Holdings 1 LLC
since 2021
Last sale
$2.9M
7 recorded transactions
Zoning & alternative use
CBD · Cumming, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.6M
+89.1%
Medical building
$3.1M
+25.7%
Commercial (general)
$3.0M
+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
$3,195,000
ML approach
$3,220,000
CAP Approach
CAP Return
Estimation
6%
$3,120,000
6.5%
$2,880,000
7%
$2,670,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$2,445,000
Current use
AUTO REPAIR, GARAGE
$4,625,000
Change: +89% · Conversion: Difficult
MEDICAL BUILDING
$3,075,000
Change: +26% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,975,000
Change: +22% · Conversion: Easy
OFFICE BUILDING
$2,110,000
Change: -14% · Conversion: Moderate
Blend value · Realmo final
$3.05M
Range $2.75M – $3.36M · ±10% · vs last sale $2.89M (Oct 14 2021)
Last sale anchor
$2.89M
Oct 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
$262 / 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
$25,728
Tax year 2024
Assessed value
$1,049,200
Assessed 2024
Previous assessed
$1,049,200
+0.0% YoY
Effective rate
2.45%
On assessed value
Assessed land
$97,440
Assessed improvement
$951,760
Land market value
$243,600
Improvement market value
$2,379,400
Total market value
$2,623,000
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
2002
Heating
HEAT PUMP
Cooling
CENTRAL
Stories
1
Bathrooms
1
Total area
11,640 SF
Lot
1.74 ac (75,794 SF)
Zoning code
CBD
APN
131 151
UPID
US22-0161320
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
$2.4M
AUTO REPAIR, GARAGE
Est. value
$4.6M
MEDICAL BUILDING
Est. value
$3.1M
COMMERCIAL (GENERAL)
Est. value
$3.0M
OFFICE BUILDING
Est. value
$2.1M
NEIGHBORHOOD: SHOPPING CENTER Current
AUTO REPAIR, GARAGE
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
2002
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Bathrooms
1
Lot
1.74 ac
Current owner
From public records · entity-resolved
Eupha Holdings 1 LLC
Entity
Mailing address
4675 PITTMAN RD, CUMMING, GA 30040-6595
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 14, 2021
$2,885,000
Eupha Holdings 1 LLC
Gwaltney 3 LLC
Warranty Deed
$1,970,500 · Affinity Bank
Oct 14, 2021
—
Eupha Holdings 1 LLC
Gwaltney 3 LLC
Warranty Deed
—
Oct 3, 2017
—
Gwaltney 3 LLC
Gwaltney,thomas M JR & Holly J
Quit Claim Deed
related
—
Sep 4, 2014
—
Thomas M Gwaltney JR.
Gwaltney3 LLC
Quit Claim Deed
related
—
Jun 6, 2011
—
Gwaltney3 LLC
Gwaltney,tom M & Holly J
Quit Claim Deed
—
Feb 18, 2011
—
Gwaltney 3 LLC
Gwaltney,tom M & Holly J
Quit Claim Deed
related
—
Feb 12, 2009
$1,780,000
Thomas M Gwaltney JR.
Ocs Ents INC
Grant Deed
$1,366,760 · Patriot Bank Of Georgia
Apr 16, 2004
$225,000
Ocs Enterprises INC
M W & W LLC
Grant Deed
—
—
—
Thomas M Gwaltney JR.
—
Deed Of Trust
related
$1,267,232 · Patriot Bank Of Georgia
—
—
Ocs Ents INC
—
Deed Of Trust
related
$1,000,000 · Chestate State Bank
—
—
Thomas M Gwaltney JR
—
Loan Modification
related
$1,018,136 · Iberiabank
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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