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Property profile & analytics
OFF-MARKET
Estimated value
$7,965,000
Assisted living facilities
2775 Castleberry Rd Cumming, GA 30040-5803
Entity Owned
2-yr Hold
Property ID
US22-1379104
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1989
Total area
42,654 SF
Lot
4.79 ac (208,652 SF)
Zoning code
R3
APN
C10 010
UPID
US22-1379104
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
-
Cumming Health & Rehab Nursing Home Retirement Community
-
Cumming Senior Living Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.35M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.97M
Owner & transaction history
1579 Hamilton Cumming LLC · 2 yrs held
1579 Hamilton Cumming LLC
since 2023
Last sale
$8.0M
5 recorded transactions
Zoning & alternative use
R3 · Cumming, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$7,895,000
ML approach
$7,345,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$7,800,000
Change: 0% · Conversion: Difficult
MEDICAL BUILDING
$6,085,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,675,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,655,000
Change: 0% · Conversion: Difficult
RESTAURANT
$5,385,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$7.97M
Range $7.17M – $8.76M · ±10% · vs last sale $8.00M (Dec 5 2023)
Last sale anchor
$8.00M
Dec 5 2023
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
$187 / 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
$78,470
Tax year 2024
Assessed value
$3,200,000
Assessed 2024
Previous assessed
$801,420
+299.3% YoY
Effective rate
2.45%
On assessed value
Assessed land
$252,912
Assessed improvement
$2,947,088
Land market value
$632,280
Improvement market value
$7,367,720
Total market value
$8,000,000
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
1989
Heating
YES
Cooling
YES
Buildings
2
Stories
1
Units
1
Bathrooms
3
Total area
42,654 SF
Lot
4.79 ac (208,652 SF)
Zoning code
R3
APN
C10 010
UPID
US22-1379104
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
$7.8M
MEDICAL BUILDING
Est. value
$6.1M
COMMERCIAL (GENERAL)
Est. value
$5.7M
AUTO REPAIR, GARAGE
Est. value
$5.7M
RESTAURANT
Est. value
$5.4M
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
1989
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Units
1
Bathrooms
3
Lot
4.79 ac
Current owner
From public records · entity-resolved
1579 Hamilton Cumming LLC
Entity
Mailing address
1776 AVE OF THE STATES RD STE #103, LAKEWOOD, NJ 08701-4592
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 4, 2024
—
Cummint Property Co LLC
—
Deed
related
$7,550,000 · Popular Bank
Dec 5, 2023
—
1579 Hamilton Cumming LLC
Addington & Bauguess Rentals
Quit Claim Deed
related
—
Dec 4, 2023
—
Addington & Bauguess Rentals
Hudson Realty Finance LLC
Quit Claim Deed
related
—
Dec 4, 2023
$8,000,000
Cummint Property Co LLC
Addington & Bauguess Rentals
Warranty Deed
$7,550,000 · Popular Bank
—
—
Addington Rentals
—
Deed Of Trust
related
$3,230,000 · Great Southern Realty Cap 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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