OFF-MARKET
Medical Office Space
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Entity Owned Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2016
Total area
43,728 SF
Lot
3.72 ac (162,043 SF)
Zoning code
CBD
APN
C12 009
UPID
US22-0019576
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.38M
CAP Approach
CAP
$9.76M
Comparable Approach
Comparable
$9.70M
Blend (final)
Blend
$7.39M
Owner & transaction history
since 2021
Last sale
$6.8M
7 recorded transactions
Zoning & alternative use
CBD · Cumming, GA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
2 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$7.39M
Value range
$6.65M – $8.12M
±10% around blend
Estimated value / SF
$169 / SF
Confidence
Property data
75
Market benchmarks
33
Comparable evidence
60
$6.65M
blend $7.39M
$8.12M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
43,728 SF
Lot area
3.72 ac
Year built
2016
APN
C12 009
Assessed value
$2,951,640
Annual tax
$72,380
3
Income approach: direct capitalization
Partial preview
Income approach indication
$9.76M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$10.57M
@ 6.5% CAP return
$9.76M
@ 7% CAP return
$9.06M
4
Sales comparison
Partial preview
Sales approach indication
$9.70M
Range $7.39M – $19.38M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$7.39M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 19 sales
$264
-36%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $169/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
Implied cap rate
8.60%
Implied, in-place cap rate for this medical office space
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.60%
9.0%
NOI (est.)
$475k *
Last sale · Dec 2020
$6.79M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$5.53M
Move the market yield to see immediate price impact.
Value / SF
$126
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
8.10%8.60%9.10%
$428k
$5.28M
$4.97M
$4.70M
$475k
$5.87M
$5.53M
$5.22M
$523k
$6.45M
$6.08M
$5.75M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$72,380
Tax year 2024
Assessed value
$2,951,640
Assessed 2024
Previous assessed
$2,951,640
+0.0% YoY
Effective rate
2.45%
On assessed value
Assessed land
$483,600
Assessed improvement
$2,468,040
Land market value
$1,209,000
Improvement market value
$6,170,100
Total market value
$7,379,100
Applied tax rate
1.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2016
Heating
YES
Cooling
YES
Bathrooms
1
Total area
43,728 SF
Lot
3.72 ac (162,043 SF)
Zoning code
CBD
APN
C12 009
UPID
US22-0019576
Jurisdiction
FORSYTH
Zoning & alternative use
CBD · Cumming, GAZoning CBD · permitted uses
CBD · Cumming, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2016
Heating
YES
Cooling
Yes
Bathrooms
1
Lot
3.72 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CBD
Jurisdiction
Cumming, GA
Recorded code
CBD
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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