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Property profile & analytics
OFF-MARKET
Estimated value
$8,425,000
Community centers
3645 Browns Brg Rd, Cumming, GA 30028-4189
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US22-3911220
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2018
Total area
24,434 SF
Lot
3.85 ac (167,706 SF)
Zoning code
CBD
APN
217 802
UPID
US22-3911220
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
-
Local Barbershop Barber Shop
-
MJ Salon Hair Salon
-
Hibachi Express Restaurant
-
Coal Mountain Package Store (Bike/Boat/Book/etc) Store Wine and Liquor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.64M
CAP Approach
CAP
$6.04M
Comparable Approach
Comparable
$8.63M
Blend (final)
Blend
$8.43M
Owner & transaction history
Wesmor LLC · 5 yrs held
Wesmor LLC
since 2021
Last sale
$8.0M
6 recorded transactions
Zoning & alternative use
CBD · Cumming, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$9.7M
+89.1%
Medical building
$6.5M
+25.7%
Commercial (general)
$5.8M
+12.4%
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
$8,860,000
ML approach
$8,640,000
CAP Approach
CAP Return
Estimation
6%
$6,545,000
6.5%
$6,040,000
7%
$5,610,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$5,130,000
Current use
AUTO REPAIR, GARAGE
$9,705,000
Change: +89% · Conversion: Difficult
MEDICAL BUILDING
$6,450,000
Change: +26% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,770,000
Change: +12% · Conversion: Easy
Blend value · Realmo final
$8.43M
Range $7.58M – $9.27M · ±10% · vs last sale $8.00M (Mar 5 2021)
Last sale anchor
$8.00M
Mar 5 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
$345 / 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
$74,574
Tax year 2024
Assessed value
$3,577,789
Assessed 2024
Previous assessed
$1,980,783
+80.6% YoY
Effective rate
2.08%
On assessed value
Assessed land
$600,600
Assessed improvement
$2,977,189
Land market value
$1,501,500
Improvement market value
$7,442,973
Total market value
$8,944,473
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
2018
Heating
NONE
Buildings
2
Total area
24,434 SF
Lot
3.85 ac (167,706 SF)
Zoning code
CBD
APN
217 802
UPID
US22-3911220
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$5.1M
AUTO REPAIR, GARAGE
Est. value
$9.7M
MEDICAL BUILDING
Est. value
$6.5M
COMMERCIAL (GENERAL)
Est. value
$5.8M
NEIGHBORHOOD: SHOPPING CENTER Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
2018
Heating
NONE
Buildings
2
Lot
3.85 ac
Current owner
From public records · entity-resolved
Wesmor LLC
Entity
Mailing address
6651 DRUNKARD RD, JETERSVILLE, VA 23083-2863
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
Mar 31, 2026
—
Wesmor LLC
—
Deed
related
$4,861,600 · Hometrust Bank
Mar 5, 2021
$8,000,000
Wesmor LLC
Crossroad Shoppes Partners LLC
Warranty Deed
$5,978,000 · Hometrust Bank
Sep 20, 2019
—
Crossroad Shoppes Ptrs II LLC
—
Deed
related
$1,920,000 · Southcrest Bk
Dec 20, 2017
$2,400,000
Crossroad Shoppes Partners LLC
Day Investments III LLC
Grant Deed
—
Dec 20, 2017
—
Day Investments III LLC
Suntrust Bk
Quit Claim Deed
related
—
—
—
Crossroad Shoppes Ptrs II LLC
—
Deed Of Trust
related
$1,920,000 · Southcrest 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.
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