Individually Owned 
For Sale
1 / 6
$655,000
2440 Pilgrim Mill Rd,Unit D, Cumming, GA 30041
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Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1977
Total area
2,720 SF
Lot
0.47 ac (20,473 SF)
Zoning code
CBD
APN
220 087
UPID
US22-0439486
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Barber Shop
-
Pet Grooming Service
-
Roofing Company General Contractor
-
Hair Salon
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$545k
CAP Approach
CAP
$670k
Comparable Approach
Comparable
$517k
Blend (final)
Blend
$655k
Owner & transaction history
since 2021
Last sale
$443,000
7 recorded transactions
Zoning & alternative use
CBD · Cumming, GA
Zoning description
District is intended to maintain and encourage office and business development in the central business area of the city
General category
COMMERCIAL
Top alternative use upside
Medical building
$720,000
+25.7%
Commercial (general)
$695,000
+21.7%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 4 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$655k
Value range
$590k – $721k
±10% around blend
Estimated value / SF
$241 / SF
Confidence
Low
4 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
40
Income certainty
100
$590k
blend $655k
$721k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,720 SF
Lot area
0.47 ac
Year built
1977
Stories
1
APN
220 087
Zoning
CBD
Assessed value
$167,558
Annual tax
$4,109
3
Income approach: direct capitalization
Partial preview
Income approach indication
$670k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$730k
@ 6.5% CAP return
$670k
@ 7% CAP return
$625k
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$4,109
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$2.55M
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
21.4 mi away · 2,070 SF
24.6 mi away · 2,142 SF
24.9 mi away · 2,072 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$655k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 25 sales
$210
+15%
County 33 sales
$212
+14%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $241/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+26%
vs current-use indication
Commercial (general)
Neighborhood: Shopping Center · current use
Office Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 4 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
6.70%
Selected cap rate for this community centers
Derived from the Cumming market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 6.70%
9.0%
NOI (est.)
$13k *
Last sale · Apr 2020
$443k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$196k
Move the market yield to see immediate price impact.
Value / SF
$72
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
6.20%6.70%7.20%
$12k
$191k
$176k
$164k
$13k
$212k
$196k
$182k
$14k
$233k
$215k
$200k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$2.48M
15.3 mi · Sep 2025 · $1,069/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$4,109
Tax year 2024
Assessed value
$167,558
Assessed 2024
Previous assessed
$167,558
+0.0% YoY
Effective rate
2.45%
On assessed value
Assessed land
$18,800
Assessed improvement
$148,758
Land market value
$47,000
Improvement market value
$371,894
Total market value
$418,894
Applied tax rate
1.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Community centers
Use group
MINI-MALL
Status
For Sale
Year built
1977
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
1
Bathrooms
0
Total area
2,720 SF
Lot
0.47 ac (20,473 SF)
Zoning code
CBD
APN
220 087
UPID
US22-0439486
Jurisdiction
FORSYTH
Zoning & alternative use
CBD · Cumming, GAZoning CBD · permitted uses
CBD · Cumming, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
District is intended to maintain and encourage office and business development in the central business area of the city
General category
COMMERCIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1977
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
1
Bathrooms
0
Lot
0.47 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
CBD
COMMERCIAL
Jurisdiction
Cumming, GA
Recorded code
CBD
Official district
CBD
Official district profile
What the municipal code says about CBD
Zoning description
District is intended to maintain and encourage office and business development in the central business area of the city
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for CBD in Cumming, GA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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