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Property profile & analytics
OFF-MARKET
Day care centers
450 Brannon Rd Cumming, GA 30041-7551
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US22-1425177
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2009
Total area
10,188 SF
Lot
1.26 ac (54,886 SF)
Zoning code
CBD
APN
132 098
UPID
US22-1425177
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
-
Kiddie Academy of Cumming Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Adroit Investment Of Cumming LLC · 1 yrs held
Adroit Investment Of Cumming LLC
since 2025
6 recorded transactions
Zoning & alternative use
CBD · Cumming, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$11,333
Tax year 2024
Assessed value
$462,156
Assessed 2024
Previous assessed
$508,324
-9.1% YoY
Effective rate
2.45%
On assessed value
Assessed land
$302,400
Assessed improvement
$159,756
Land market value
$756,000
Improvement market value
$399,390
Total market value
$1,155,390
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2009
Heating
NONE
Units
1
Total area
10,188 SF
Lot
1.26 ac (54,886 SF)
Zoning code
CBD
APN
132 098
UPID
US22-1425177
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.
Building & site characteristics
From public records
Year built
2009
Heating
NONE
Units
1
Lot
1.26 ac
Current owner
From public records · entity-resolved
Adroit Investment Of Cumming LLC
Entity
Mailing address
1815 COLLINGSWOOD CT, WESTLAKE VILLAGE, CA 91362-4730
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
May 15, 2025
$3,100,000
Adroit Investment Of Cumming LLC
Cumming Property Associates LLC
Deed
$1,550,000 · Bank Of America
May 15, 2025
—
Adroit Investment Of Cumming L
—
Deed
related
$1,271,000 · Florida Business Development
Sep 30, 2022
—
Cumming Property Associates Ll
—
Deed
related
$1,500,000 · Southstate Bank
Aug 9, 2019
—
Cumming Prop Assocs LLC
—
Deed
related
$2,015,000 · Great Lakes Cu
Jul 3, 2014
$2,865,000
Cumming Property Associates Ll
Real Dev Southpoint LLC
Grant Deed
$2,015,000 · Great Lakes Cu
—
—
Cumming Prop Assocs LLC
—
Loan Modification
related
$2,015,000 · Great Lakes Cu
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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