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Property profile & analytics
OFF-MARKET
Estimated value
$10,685,000
Assisted living facilities
3100 Hidden Vly Dr Canton, GA 30114-9010
Entity Owned
5-yr Hold
Free & Clear
Property ID
US22-2451221
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2013
Construction
WOOD
Total area
82,020 SF
Lot
22.25 ac (969,210 SF)
Zoning code
PUD
APN
15N14 033 B
UPID
US22-2451221
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
$9.50M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.69M
Owner & transaction history
3100 Hidden Valley LLC · 5 yrs held
3100 Hidden Valley LLC
since 2021
Last sale
$10.5M
5 recorded transactions
Zoning & alternative use
PUD · Canton, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$17.2M
+520.3%
Apartment house (5+ units)
$13.8M
+397.2%
Medical building
$13.5M
+388.2%
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 Canton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Canton 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
$12,185,000
ML approach
$9,495,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$17,160,000
Change: +520% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$13,755,000
Change: +397% · Conversion: Difficult
MEDICAL BUILDING
$13,505,000
Change: +388% · Conversion: Difficult
COMMERCIAL (GENERAL)
$11,980,000
Change: +333% · Conversion: Difficult
RESTAURANT
$10,610,000
Change: +284% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$8,830,000
Change: +219% · Conversion: Difficult
Blend value · Realmo final
$10.69M
Range $9.62M – $11.75M · ±10% · vs last sale $10.53M (Apr 6 2021)
Last sale anchor
$10.53M
Apr 6 2021
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
$130 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$81,971
Tax year 2023
Assessed value
$2,856,228
Assessed 2023
Previous assessed
$2,856,228
+0.0% YoY
Effective rate
2.87%
On assessed value
Assessed land
$923,000
Assessed improvement
$1,933,228
Land market value
$2,307,500
Improvement market value
$4,833,070
Total market value
$7,140,570
Applied tax rate
3.0000
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
2013
Construction
WOOD
Heating
YES
Cooling
YES
Stories
1
Bathrooms
3
Total area
82,020 SF
Lot
22.25 ac (969,210 SF)
Zoning code
PUD
APN
15N14 033 B
UPID
US22-2451221
Jurisdiction
CHEROKEE
Zoning & alternative use
PUD · Canton, GAZoning PUD · permitted uses
PUD · Canton, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$17.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$13.8M
MEDICAL BUILDING
Est. value
$13.5M
COMMERCIAL (GENERAL)
Est. value
$12.0M
RESTAURANT
Est. value
$10.6M
INDUSTRIAL (GENERAL)
Est. value
$8.8M
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
COMMERCIAL (GENERAL)
RESTAURANT
INDUSTRIAL (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
2013
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Bathrooms
3
Lot
22.25 ac
Current owner
From public records · entity-resolved
3100 Hidden Valley LLC
Entity
Free & Clear · 5 yrs held
Mailing address
600 THRID AVE FL #21, NEW YORK, NY 10016
Ownership since
2021
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
Apr 6, 2021
—
3100 Hidden Valley LLC
Mae Fannie
Limited Warranty Deed
—
Apr 6, 2021
$10,526,884
Mae Fannie
Csl Canton Ga LLC
Warranty Deed
—
Dec 19, 2014
—
Csl Canton Ga LLC
Over The Hill Holdings LLC
Quit Claim Deed
related
$10,406,000 · Berkadia Com'l Mtg
Dec 19, 2014
$3,393,100
Csl Canton Ga LLC
Over The Hill Holdings LLC
Grant Deed
—
Dec 11, 2014
—
Over Hill Holdings LLC
Thacker,r Jerry
Quit Claim Deed
related
—
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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