Add Listing
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    450 Brannon Rd Cumming, GA 30041-7551
    Back to Search
    Property profile & analytics

    450 Brannon Rd, Cumming, GA 30041-7551

    View on Map
    • Day care centers
    • 10,188 SF
    • 1.26 lot acres
    Off-Market
    Property ID
    US22-1425177
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Kiddie Academy of Cumming / Daycare Center

    Property Details for 450 Brannon Rd

    Year built
    2009
    Lot size
    1.26 lot acres
    Zone code
    CBD
    Property type
    Day care centers
    APN
    132 098
    APU
    132098

    Sales History

    Date Price Buyer Seller Deed Type Mortgage
    May 15, 2025 $3,100,000 Adroit Investment Of Cumming LLC Cumming Property Associates LLC Deed $1.6M · Bank Of America
    May 15, 2025 — Adroit Investment Of Cumming L — Deed · related $1.3M · Florida Business Development
    Sep 30, 2022 — Cumming Property Associates Ll — Deed · related $1.5M · Southstate Bank
    Aug 9, 2019 — Cumming Prop Assocs LLC — Deed · related $2M · Great Lakes Cu
    Jul 3, 2014 $2,865,000 Cumming Property Associates Ll Real Dev Southpoint LLC Grant Deed $2M · Great Lakes Cu
    — — Cumming Prop Assocs LLC — Loan Modification · related $2M · Great Lakes Cu

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Cumming
    County
    Forsyth
    State
    Georgia
    Longitude
    -84.1699
    Latitude
    34.1537
    CBSA code
    12060
    CBSA name
    ATLANTA-SANDY SPRINGS-MARIETTA, GA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $11,333
    $302,400
    $159,756
    $462,156
    -
    $756,000
    $399,390
    $1,155,390

    Comparable in this City

    • Value Estimation by Request
      3.20 Acres

      2675 Peachtree Pkwy

      Day care centers
      2675 Peachtree Pkwy, Cumming, GA 30041
      View Details
    • Value Estimation by Request
      19,817 SF

      4410 Frnt 9th Dr

      DAY CARE, PRE-SCHOOL
      4410 Frnt 9th Dr, Cumming, GA 30041-6152
      View Details
    • Value Estimation
      $2,960,000
      6,206 SF

      1245 Sanders Rd

      DAY CARE, PRE-SCHOOL
      1245 Sanders Rd, Cumming, GA 30041-8060
      View Details
    • Value Estimation
      $3,245,000
      10,520 SF

      4795 Windermere Pkwy

      DAY CARE, PRE-SCHOOL
      4795 Windermere Pkwy, Cumming, GA 30041-5873
      View Details
    • Value Estimation by Request
      2,846 SF

      4888 Browns Brg Rd

      DAY CARE, PRE-SCHOOL
      4888 Browns Brg Rd, Cumming, GA 30041-4749
      View Details
    • Value Estimation
      $605,000
      17,666 SF

      2830 Old Atlanta Rd

      DAY CARE, PRE-SCHOOL
      2830 Old Atlanta Rd, Cumming, GA 30041-6916
      View Details

    Similar Nearby for Sale

    • $1,200,000
      2.50 Acres

      Renovated Residence with Outdoor Infrastructure

      2.5-acre property with renovated residence and functional outdoor infrastructure.
      1910 Melodie Ln, Cumming, GA 30041
      View Details
    • Contact for pricing

      Lake Lanier Grist Mill Estate

      Unique 37-acre Lake Lanier property with historic grist mill.
      5200 Burruss Mill Rd, Cumming, GA 30041
      View Details
    • Contact for pricing

      Lake Lanier Estate with Grist

      34-acre Lake Lanier property with historic grist mill.
      5200 Burruss Mill Rd, Cumming, GA 30041
      View Details
    • Contact for pricing

      Lake Lanier Estate with Gristmill

      Unique 34-acre Lake Lanier property with historic gristmill and docks.
      5200 Burruss Mill Rd, Cumming, GA 30041
      View Details
    • Contact for pricing
      4,117 SF

      Mister Car Wash Investment Opportunity

      NNN leased Mister Car Wash in Cumming, Georgia.
      1780 Buford Hwy, Cumming, GA 30041
      View Details
    • $1,500,000
      7.00 Acres

      Residential Land Near Lake Lanier

      7-acre residential lot near Cumming City Center and GA 400.
      1740 Buford Dam Rd, Cumming, GA 30041
      View Details

    Similar Nearby for Lease

    • Sponsored
      Contact for pricing

      The Avenue Forsyth

      Discover many ways to work your way in The Avenue Forsyth
      410 Peachtree St, Parkway, GA 30041
      View Details
    • Contact for pricing

      Industrial Space Available For Lease

      Industrial space available for lease with a discount.
      1230 Samples Industrial Dr, Cumming, GA 30041
      View Details
    • Contact for pricing
      2,400 SF

      Former QSR with Drive-Thru

      2,400 SF former QSR with drive-thru available for rent.
      345 Peachtree Pkwy, Cumming, GA 30041
      View Details
    • Contact for pricing

      Land for Lease

      Land available for lease in Cumming, GA.
      2238 Peachtree Pkwy, Cumming, GA 30041
      View Details
    • $3,000 /Mo
      12,260 SF

      Retail/Office Space in Cumming, GA

      Versatile space suitable for retail or commercial use in Cumming.
      3915 Towne Club Pkwy, Cumming, GA 30041
      View Details
    • Contact for pricing
      2,138 SF

      Retail Space in Cumming, GA

      Retail space available for lease in Cumming, Georgia.
      985 Market Place Blvd, Cumming, GA 30041
      View Details
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    450 Brannon Rd
    Cumming, GA 30041-7551
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    450 Brannon Rd, Cumming, GA, 30041
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!