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Property profile & analytics
OFF-MARKET
Estimated value
$9,455,000
Warehouses
4015 Keith Brg Rd Cumming, GA 30041
Entity Owned
20-yr Hold
Free & Clear
Property ID
US22-1658567
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1999
Total area
80,956 SF
Lot
6.07 ac (264,409 SF)
Zoning code
CBD
APN
255 017
UPID
US22-1658567
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
by Request
CAP Approach
CAP
$12.94M
Comparable Approach
Comparable
$8.40M
Blend (final)
Blend
$9.46M
Owner & transaction history
Larkin Self Storage LLC · 20 yrs held
Larkin Self Storage LLC
since 2006
Last sale
$8.8M
3 recorded transactions
Zoning & alternative use
CBD · Cumming, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
District is intended to maintain and encourage office and business development in the central business area of the city
Zone name
Central Business District
General category
COMMERCIAL
Zone area
150.61 ac
Source
Realmo
Top alternative use upside
Office building
$14.7M
+18.1%
Industrial (general)
$12.9M
+4.3%
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%
$14,020,000
6.5%
$12,940,000
7%
$12,015,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$12,415,000
Current use
OFFICE BUILDING
$14,670,000
Change: +18% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$12,945,000
Change: +4% · Conversion: Easy
Blend value · Realmo final
$9.46M
Range $8.51M – $10.40M · ±10% · vs last sale $8.75M (Jul 24 2025)
Last sale anchor
$8.75M
Jul 24 2025
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
$117 / 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
$92,892
Tax year 2024
Assessed value
$3,788,120
Assessed 2024
Previous assessed
$3,788,120
+0.0% YoY
Effective rate
2.45%
On assessed value
Assessed land
$291,360
Assessed improvement
$3,496,760
Land market value
$728,400
Improvement market value
$8,741,900
Total market value
$9,470,300
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
1999
Heating
YES
Cooling
YES
Buildings
5
Stories
1
Total area
80,956 SF
Lot
6.07 ac (264,409 SF)
Zoning code
CBD
APN
255 017
UPID
US22-1658567
Jurisdiction
FORSYTH
Zoning & alternative use
CBD · Cumming, GAZoning CBD · permitted uses
CBD · Cumming, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
District is intended to maintain and encourage office and business development in the central business area of the city
Zone name
Central Business District
General category
COMMERCIAL
Zone area
150.61 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$12.4M
OFFICE BUILDING
Est. value
$14.7M
INDUSTRIAL (GENERAL)
Est. value
$12.9M
WAREHOUSE, STORAGE Current
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
1999
Heating
YES
Cooling
Yes
Stories
1
Buildings
5
Lot
6.07 ac
Current owner
From public records · entity-resolved
Larkin Self Storage LLC
Entity
Free & Clear · 20 yrs held
Mailing address
PO BOX 320099, ALEXANDRIA, VA 22320-4099
Ownership since
2006
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
Jul 5, 2006
$2,400,000
Larkin Self Storage LLC
Storage Xxtra Hwy 306 LLC
Grant Deed
related
—
Jul 3, 2006
$4,495,000
Larkin Self Storage LLC
Storage Xxtra Hwy 306 LLC
Grant Deed
related
—
Feb 1, 2005
—
Owner Name Unavailable
Owner Name Unavailable
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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