Entity Owned Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2001
Total area
424,176 SF
Lot
59.42 ac (2,588,335 SF)
Zoning code
R3
APN
203 008
UPID
US22-1379036
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$88.50M
CAP Approach
CAP
$87.67M
Comparable Approach
Comparable
$88.50M
Blend (final)
Blend
$88.50M
Owner & transaction history
since 2024
Last sale
$88.5M
7 recorded transactions
Zoning & alternative use
R3 · Cumming, GA
Top alternative use upside
Office building
$82.2M
+38.4%
Commercial (general)
$62.3M
+4.8%
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$88.50M
Value range
$79.65M – $97.35M
±10% around blend
Estimated value / SF
$209 / SF
Confidence
Property data
100
Comparable evidence
60
$79.65M
blend $88.50M
$97.35M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
424,176 SF
Lot area
59.42 ac
Year built
2001
Stories
3
APN
203 008
Zoning
R3
Assessed value
$28,454,400
Annual tax
$697,759
3
Income approach: direct capitalization
Partial preview
Income approach indication
$87.67M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$94.98M
@ 6.5% CAP return
$87.67M
@ 7% CAP return
$81.41M
4
Sales comparison
Partial preview
Sales approach indication
$88.50M
Range $7.62M – $88.50M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$88.50M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+38%
vs current-use indication
Commercial (general)
Apartment House (5+ Units) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Implied cap rate
6.40%
Implied, in-place cap rate for this garden apartment buildings
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 · 6.40%
9.0%
NOI (est.)
$6.20M *
Last sale · Sep 2024
$88.50M
* 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$96.80M
Move the market yield to see immediate price impact.
Value / SF
$228
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
5.90%6.40%6.90%
$5.58M
$94.50M
$87.12M
$80.80M
$6.20M
$105.00M
$96.80M
$89.78M
$6.81M
$115.50M
$106.48M
$98.76M
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
$697,759
Tax year 2024
Assessed value
$28,454,400
Assessed 2024
Previous assessed
$28,454,400
+0.0% YoY
Effective rate
2.45%
On assessed value
Assessed land
$1,069,560
Assessed improvement
$27,384,840
Land market value
$2,673,900
Improvement market value
$68,462,100
Total market value
$71,136,000
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
2001
Heating
YES
Cooling
YES
Buildings
3
Stories
3
Units
24
Bathrooms
8
Total area
424,176 SF
Lot
59.42 ac (2,588,335 SF)
Zoning code
R3
APN
203 008
UPID
US22-1379036
Jurisdiction
FORSYTH
Zoning & alternative use
R3 · Cumming, GAZoning R3 · permitted uses
R3 · 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
2001
Heating
YES
Cooling
Yes
Stories
3
Buildings
3
Units
24
Bathrooms
8
Lot
59.42 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
R3
Jurisdiction
Cumming, GA
Recorded code
R3
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for R3 in Cumming, GA.
What opens after registration
Zoning profile
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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