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Property profile & analytics
OFF-MARKET
Estimated value
$1,550,000
Hotels
2525 The Pl Cir Cumming, GA 30040
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US22-3266569
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
2019
Total area
39,693 SF
Lot
4.99 ac (217,364 SF)
Zoning code
CBD
APN
194 182
UPID
US22-3266569
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.55M
Owner & transaction history
Belamere Suites Cumming LLC · 1 yrs held
Belamere Suites Cumming LLC
since 2024
7 recorded transactions
Zoning & alternative use
CBD · Cumming, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
District is intended to maintain and encourage office and business development in the central business area of the city
Zone name
Central Business District
General category
COMMERCIAL
Zone area
150.61 ac
Source
Realmo
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$39 / 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
$55,019
Tax year 2024
Assessed value
$2,243,652
Assessed 2024
Previous assessed
$2,243,652
+0.0% YoY
Effective rate
2.45%
On assessed value
Assessed land
$199,600
Assessed improvement
$2,044,052
Land market value
$499,000
Improvement market value
$5,110,130
Total market value
$5,609,130
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
2019
Heating
NONE
Total area
39,693 SF
Lot
4.99 ac (217,364 SF)
Zoning code
CBD
APN
194 182
UPID
US22-3266569
Jurisdiction
FORSYTH
Zoning & alternative use
CBD · Cumming, GAZoning CBD · permitted uses
CBD · Cumming, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
District is intended to maintain and encourage office and business development in the central business area of the city
Zone name
Central Business District
General category
COMMERCIAL
Zone area
150.61 ac
Source
Realmo
Building & site characteristics
From public records
Year built
2019
Heating
NONE
Lot
4.99 ac
Current owner
From public records · entity-resolved
Belamere Suites Cumming LLC
Entity
Free & Clear · 1 yrs held
Mailing address
12200 WILLIAMS RD, PERRYSBURG, OH 43551-6803
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 23, 2024
$230,000
Belamere Suites Cumming LLC
John Kranjec
Warranty Deed
—
May 1, 2024
—
John Kranjec
Jtb1 Hospitality LLC
Warranty Deed
—
Apr 22, 2021
—
Belamere Suites Cumming LLC
Jtb1 Hospitality LLC
Limited Warranty Deed
$5,600,000 · Ladder Capital Finance
Dec 18, 2013
$335,000
Jtbi Hospitality Lllc
Reo Funding Solutions II LLC
Grant Deed
—
Mar 3, 2009
$550,636
Suntrust Bk
Bth Investments INC
Trustees Deed
related
—
Mar 3, 2009
$550,637
Suntrust Bank
Bth Investments INC
Grant Deed
related
—
Jul 28, 2005
$844,500
Bth Investments INC
Stone,avery
Grant Deed
$562,500 · Mountain State Bank
Oct 22, 2004
$448,700
Avery Stone
Scott,ethel I D
Warranty Deed
$447,599 · Citizens Bank Forsyth County
—
—
Tbg Funding LLC
—
Loan Modification
related
$5,500,000 · Jtb1 Hospitality LLC
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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