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Property profile & analytics
OFF-MARKET
Estimated value
$1,510,000
Medical Office Space
307 Pilgrim Ml Rd Cumming, GA 30040-2517
Individually Owned
17-yr Hold
~
Est. High Equity
Property ID
US22-1404736
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1985
Total area
7,366 SF
Lot
1.97 ac (85,813 SF)
Zoning code
CBD
APN
C26 001
UPID
US22-1404736
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
-
Trevi Yu - Crestview Animal Hospital Veterinary Clinic
-
Lacey Swafford - Crestview Animal Hospital Veterinary Clinic
-
Brennen Haezebrouck - Crestview Animal Hospital Veterinary Clinic
-
Staci Jules - Crestview Animal Hospital Veterinary Clinic
-
Carmen Huallanca - Crestview Animal Hospital Veterinary Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.65M
Comparable Approach
Comparable
$1.38M
Blend (final)
Blend
$1.51M
Owner & transaction history
John P Mcgruder · 17 yrs held
John P Mcgruder
since 2008
3 recorded transactions
Zoning & alternative use
CBD · 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,780,000
6.5%
$1,645,000
7%
$1,525,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,945,000
Current use
COMMERCIAL (GENERAL)
$1,575,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$1.51M
Range $1.36M – $1.66M · ±10%
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
$205 / 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
$19,013
Tax year 2024
Assessed value
$775,354
Assessed 2024
Previous assessed
$598,618
+29.5% YoY
Effective rate
2.45%
On assessed value
Assessed land
$234,432
Assessed improvement
$540,922
Land market value
$586,080
Improvement market value
$1,352,304
Total market value
$1,938,384
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1985
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
1
Bathrooms
0
Total area
7,366 SF
Lot
1.97 ac (85,813 SF)
Zoning code
CBD
APN
C26 001
UPID
US22-1404736
Jurisdiction
FORSYTH
Zoning & alternative use
CBD · Cumming, GA
Zoning CBD · permitted uses
CBD · 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
MEDICAL BUILDING Current
Est. value
$1.9M
COMMERCIAL (GENERAL)
Est. value
$1.6M
MEDICAL BUILDING Current
COMMERCIAL (GENERAL)
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
1985
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
1
Bathrooms
0
Lot
1.97 ac
Current owner
From public records · entity-resolved
John P Mcgruder
Individual
Mailing address
307 PILGRIM ML RD, CUMMING, GA 30040-2517
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 17, 2019
—
307 Pilgrim Mill Road LLC
—
Deed
related
$1,838,000 · Citizens Bk/ga
Aug 5, 2008
$310,000
John P Mcgruder
Benson,robert B
Warranty Deed
$500,000 · Citizens Bank Forsyth County
—
—
307 Pilgrim Mill Road LLC
—
Deed Of Trust
related
$1,838,000 · Citizens Bk/ga
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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