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Property profile & analytics
OFF-MARKET
Estimated value
$7,245,000
Warehouses
3585 Hutchinson Rd Cumming, GA 30040-5860
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US22-4297934
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
2003
Total area
53,450 SF
Lot
3.17 ac (138,085 SF)
Zoning code
CBD
APN
C11 004
UPID
US22-4297934
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
-
Life Storage Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.64M
CAP Approach
CAP
$8.55M
Comparable Approach
Comparable
$7.02M
Blend (final)
Blend
$7.25M
Owner & transaction history
Life Storage LP · 4 yrs held
Life Storage LP
since 2021
Last sale
$7.1M
6 recorded transactions
Zoning & alternative use
CBD · Cumming, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$11.4M
+39.6%
Neighborhood: shopping center
$11.2M
+36.9%
Office building
$10.2M
+24.1%
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
$7,335,000
ML approach
$7,640,000
CAP Approach
CAP Return
Estimation
6%
$9,255,000
6.5%
$8,545,000
7%
$7,935,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$8,200,000
Current use
COMMERCIAL (GENERAL)
$11,445,000
Change: +40% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$11,225,000
Change: +37% · Conversion: Moderate
OFFICE BUILDING
$10,175,000
Change: +24% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$7,435,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$7.25M
Range $6.52M – $7.97M · ±10% · vs last sale $7.12M (Aug 19 2021)
Last sale anchor
$7.12M
Aug 19 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
$136 / 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
$72,149
Tax year 2024
Assessed value
$2,942,205
Assessed 2024
Previous assessed
$3,201,120
-8.1% YoY
Effective rate
2.45%
On assessed value
Assessed land
$443,800
Assessed improvement
$2,498,405
Land market value
$1,109,500
Improvement market value
$6,246,013
Total market value
$7,355,513
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
2003
Heating
NONE
Buildings
3
Total area
53,450 SF
Lot
3.17 ac (138,085 SF)
Zoning code
CBD
APN
C11 004
UPID
US22-4297934
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
WAREHOUSE, STORAGE Current
Est. value
$8.2M
COMMERCIAL (GENERAL)
Est. value
$11.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$11.2M
OFFICE BUILDING
Est. value
$10.2M
INDUSTRIAL (GENERAL)
Est. value
$7.4M
WAREHOUSE, STORAGE Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
2003
Heating
NONE
Buildings
3
Lot
3.17 ac
Current owner
From public records · entity-resolved
Life Storage LP
Entity
Free & Clear · 4 yrs held
Mailing address
6890 S 2300TH E, SALT LAKE CITY, UT 84171-6001
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 19, 2021
$7,118,750
Life Storage LP
Hutchinson Storage LLC
Warranty Deed
—
May 15, 2014
—
Hutchinson Storage LLC
Inspiration Pointe Nitneil
Warranty Deed
$9,900,000 · Goldman Sachs Mortgage
Feb 7, 2008
$3,150,000
Nitneil Inspiration Pointe LLC
Lang Holdings LLC
Grant Deed
$2,362,500 · Southpoint Bank
Feb 7, 2008
—
Nitneil Inspiration Pointe LLC
Lang Holdings LLC
Quit Claim Deed
related
—
Feb 5, 2008
$3,150,000
Nitneil Inspiration Pointe LLC
Lang Holdings LLC
Grant Deed
—
Feb 5, 2008
—
Nitneil Inspiration Pointe LLC
Lang Holdings LLC
Grant 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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