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Property profile & analytics
OFF-MARKET
Estimated value
$22,000,000
Garden apartment buildings
225 Nancy Ln Cumming, GA 30040-9640
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US22-2030207
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1996
Total area
152,562 SF
Lot
12.8 ac (557,568 SF)
Zoning code
R3
APN
C10 008
UPID
US22-2030207
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
-
Willows of Cumming Apartments Apartment Complex Apartment Building
-
Oak Rangers Tree Service LLC Landscaping General Contractor
-
TRANSPORTER | ATL Corporate Office
-
Idesignshirts LLC Custom T-Shirt Store
-
Vektorix Graphic Imaging Marketing & Advertising Advertising Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$22.00M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$16.44M
Blend (final)
Blend
$22.00M
Owner & transaction history
Willow 18 Bmg LLC · 1 yrs held
Willow 18 Bmg LLC
since 2024
Last sale
$22.0M
4 recorded transactions
Zoning & alternative use
R3 · Cumming, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$27.9M
+199.1%
Medical building
$21.8M
+133.3%
Commercial (general)
$20.3M
+117.5%
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
$22,000,000
ML approach
$22,000,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$27,900,000
Change: +199% · Conversion: Moderate
MEDICAL BUILDING
$21,765,000
Change: +133% · Conversion: Moderate
COMMERCIAL (GENERAL)
$20,290,000
Change: +118% · Conversion: Moderate
AUTO REPAIR, GARAGE
$20,230,000
Change: +117% · Conversion: Difficult
RESTAURANT
$19,255,000
Change: +106% · Conversion: Difficult
Blend value · Realmo final
$22.00M
Range $19.80M – $24.20M · ±10% · vs last sale $22.00M (Sep 11 2024)
Last sale anchor
$22.00M
Sep 11 2024
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
$144 / 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
$157,040
Tax year 2024
Assessed value
$6,404,064
Assessed 2024
Previous assessed
$6,404,064
+0.0% YoY
Effective rate
2.45%
On assessed value
Assessed land
$204,800
Assessed improvement
$6,199,264
Land market value
$512,000
Improvement market value
$15,498,161
Total market value
$16,010,161
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
1996
Heating
YES
Cooling
YES
Buildings
5
Stories
2
Units
30
Bathrooms
1
Total area
152,562 SF
Lot
12.8 ac (557,568 SF)
Zoning code
R3
APN
C10 008
UPID
US22-2030207
Jurisdiction
FORSYTH
Zoning & alternative use
R3 · Cumming, GA
Zoning R3 · permitted uses
R3 · 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
OFFICE BUILDING
Est. value
$27.9M
MEDICAL BUILDING
Est. value
$21.8M
COMMERCIAL (GENERAL)
Est. value
$20.3M
AUTO REPAIR, GARAGE
Est. value
$20.2M
RESTAURANT
Est. value
$19.3M
OFFICE BUILDING
MEDICAL BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RESTAURANT
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
1996
Heating
YES
Cooling
Yes
Stories
2
Buildings
5
Units
30
Bathrooms
1
Lot
12.8 ac
Current owner
From public records · entity-resolved
Willow 18 Bmg LLC
Entity
Mailing address
225 NANCY LN, CUMMING, GA 30040-9640
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
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
Sep 11, 2024
$22,000,000
Willow 18 Bmg LLC
PC Willows LLC
Warranty Deed
$3,353,000 · Jll Real Estate Capital
Apr 30, 2019
—
PC Willows LLC
—
Deed
related
$10,140,000 · Jones Lang Lasalle Multifamily
Jun 20, 2014
$10,357,700
PC Willows LLC
Willows Of Cumming LP
Grant Deed
related
$8,332,000 · Oak Grove Com'l Mtg
—
—
PC Willows LLC
—
Deed Of Trust
related
$10,140,000 · Jones Lang Lasalle Multifamily
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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