Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$1,700,000
Assisted living facilities
255 Elm St Cumming, GA 30040-2466
Entity Owned
1-yr Hold
Free & Clear
Property ID
US22-1428155
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1997
Total area
22,945 SF
Lot
1.85 ac (80,586 SF)
Zoning code
OP
APN
C15 060
UPID
US22-1428155
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
-
Country Gardens Lanier Retirement Community Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.70M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.70M
Owner & transaction history
Elm Street Sh Property LLC · 1 yrs held
Elm Street Sh Property LLC
since 2024
Last sale
$1.7M
7 recorded transactions
Zoning & alternative use
OP · Cumming, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
District is intended to encourage and provide suitable areas for professional, medical, and general offices and certain related activities
Zone name
Office Professional District
General category
UNKNOWN
Zone area
179.61 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
Method
Estimation
Statistic approach
$1,700,000
ML approach
$1,700,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,910,000
Change: 0% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,685,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$1.70M
Range $1.53M – $1.87M · ±10% · vs last sale $1.70M (Sep 17 2024)
Last sale anchor
$1.70M
Sep 17 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
$74 / 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
$29,917
Tax year 2024
Assessed value
$1,220,000
Assessed 2024
Previous assessed
$1,220,000
+0.0% YoY
Effective rate
2.45%
On assessed value
Assessed land
$146,668
Assessed improvement
$1,073,332
Land market value
$366,670
Improvement market value
$2,683,330
Total market value
$3,050,000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1997
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
41
Bathrooms
8
Total area
22,945 SF
Lot
1.85 ac (80,586 SF)
Zoning code
OP
APN
C15 060
UPID
US22-1428155
Jurisdiction
FORSYTH
Zoning & alternative use
OP · Cumming, GAZoning OP · permitted uses
OP · 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 encourage and provide suitable areas for professional, medical, and general offices and certain related activities
Zone name
Office Professional District
General category
UNKNOWN
Zone area
179.61 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL)
Est. value
$1.9M
WAREHOUSE, STORAGE
Est. value
$1.7M
INDUSTRIAL (GENERAL)
WAREHOUSE, STORAGE
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
1997
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
41
Bathrooms
8
Lot
1.85 ac
Current owner
From public records · entity-resolved
Elm Street Sh Property LLC
Entity
Free & Clear · 1 yrs held
Mailing address
255 ELM STE351, CUMMING, GA 30040-2466
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 17, 2024
—
Elm Street Sh Property LLC
Ggg Partners LLC
Quit Claim Deed
related
—
Sep 17, 2024
$1,700,000
Elm Street Sh Property LLC
Ggg Partners LLC
Warranty Deed
$1,125,000 · Bankwell Bank
Aug 21, 2020
—
White Oaks Lanier LLC
—
Deed
related
$3,037,000 · Millennium Bk
May 16, 2016
$3,300,000
White Oaks Lanier LLC
Crimson Elm Street Holdings Ll
Grant Deed
—
May 16, 2016
—
White Oaks Lanier LLC
Crimson Elm Street Holdings Ll
Quit Claim Deed
related
$3,037,050 · Millennium Bk
Mar 31, 2015
$345,000
Lib Properties Ltd
Nelmar Properties LLC
Trustees Deed
—
Jan 11, 2005
—
Nelmar Props LLC
—
Trustees Deed
related
$296,000 · Lib Properties Ltd
—
—
Nelmar Props LLC
—
Deed Of Trust
related
$296,000 · Lib Properties Ltd
—
—
White Oaks Lanier LLC
—
Loan Modification
related
$3,037,000 · Millennium 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 255 Elm St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
