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Property profile & analytics
OFF-MARKET
Estimated value
$665,000
Assisted living facilities
4960 Jot Em Down Rd Cumming, GA 30041-3004
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US22-0172033
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2010
Total area
7,282 SF
Lot
14.85 ac (646,866 SF)
Zoning code
O&I
APN
249 036
UPID
US22-0172033
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
-
Gracemont Investment Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$665k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$665k
Owner & transaction history
Gracemont Properties LLC · 12 yrs held
Gracemont Properties LLC
since 2013
4 recorded transactions
Zoning & alternative use
O&I · Cumming, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Zoning Map – City of Cumming
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
$665,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,070,000
Change: 0% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,020,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$820,000
Change: 0% · Conversion: Difficult
RESTAURANT
$785,000
Change: 0% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$615,000
Change: 0% · Conversion: Difficult
WAREHOUSE, STORAGE
$555,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$665k
Range $599k – $732k · ±10%
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
$91 / 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
$59,649
Tax year 2024
Assessed value
$2,432,477
Assessed 2024
Previous assessed
$2,432,477
+0.0% YoY
Effective rate
2.45%
On assessed value
Assessed land
$594,000
Assessed improvement
$1,838,477
Land market value
$1,485,000
Improvement market value
$4,596,192
Total market value
$6,081,192
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2010
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
4
Stories
2
Units
50
Bathrooms
6
Total area
7,282 SF
Lot
14.85 ac (646,866 SF)
Zoning code
O&I
APN
249 036
UPID
US22-0172033
Jurisdiction
FORSYTH
Zoning & alternative use
O&I · Cumming, GAZoning O&I · permitted uses
O&I · Cumming, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Zoning Map – City of Cumming
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$1.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$820,000
RESTAURANT
Est. value
$785,000
INDUSTRIAL (GENERAL)
Est. value
$615,000
WAREHOUSE, STORAGE
Est. value
$555,000
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
RESTAURANT
INDUSTRIAL (GENERAL)
WAREHOUSE, STORAGE
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
2010
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
4
Units
50
Bathrooms
6
Lot
14.85 ac
Current owner
From public records · entity-resolved
Gracemont Properties LLC
Entity
Mailing address
400 CTR ST, NEWTON, MA 02458-2094
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 26, 2013
—
Gracemont Properties LLC
Gracemont Hldgs & Invs INC
Quit Claim Deed
related
—
Aug 16, 2010
$489,500
Holdings Garcemont
Lindley Development LLC
Grant Deed
related
—
Feb 20, 2006
$950,000
Lindley Devel LLC
Merrill Lynch Credit Corp
Grant Deed
$760,000 · Branch Banking & Trust Co
—
—
Lindley Development LLC
—
Deed Of Trust
related
$350,000 · Branch Banking & Trust Co
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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