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Property profile & analytics
OFF-MARKET
Estimated value
$20,750,000
Grocery and convenience stores
5485 Bethelview Rd Cumming, GA 30040-9735
Entity Owned
2-yr Hold
Free & Clear
Property ID
US22-1969376
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2006
Total area
80,598 SF
Lot
10.07 ac (438,649 SF)
Zoning code
CBD
APN
105 094
UPID
US22-1969376
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
-
LaVida Massage + Skincare Alternative Medicine Practice Spa & Massage Center
-
byJodi Jewelry (Bike/Boat/Book/etc) Store
-
Transcend Networks, Inc IT Consulting Firm (Bike/Boat/Book/etc) Store
-
win solar llc Production Facility
-
Robert F. Gigliotti, OD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$20.75M
CAP Approach
CAP
$17.44M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$20.75M
Owner & transaction history
Real Sub LLC · 2 yrs held
Real Sub LLC
since 2024
Last sale
$20.8M
7 recorded transactions
Zoning & alternative use
CBD · Cumming, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$14.7M
+304.4%
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
$20,750,000
ML approach
$20,750,000
CAP Approach
CAP Return
Estimation
6%
$18,895,000
6.5%
$17,440,000
7%
$16,195,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$14,740,000
Change: +304% · Conversion: Easy
Blend value · Realmo final
$20.75M
Range $18.68M – $22.83M · ±10% · vs last sale $20.75M (May 13 2024)
Last sale anchor
$20.75M
May 13 2024
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
$257 / 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
$143,511
Tax year 2024
Assessed value
$5,852,350
Assessed 2024
Previous assessed
$5,852,350
+0.0% YoY
Effective rate
2.45%
On assessed value
Assessed land
$845,400
Assessed improvement
$5,006,950
Land market value
$2,113,500
Improvement market value
$12,517,374
Total market value
$14,630,874
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2006
Heating
NONE
Buildings
2
Total area
80,598 SF
Lot
10.07 ac (438,649 SF)
Zoning code
CBD
APN
105 094
UPID
US22-1969376
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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$14.7M
OFFICE BUILDING
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
2006
Heating
NONE
Buildings
2
Lot
10.07 ac
Current owner
From public records · entity-resolved
Real Sub LLC
Entity
Free & Clear · 2 yrs held
Mailing address
5485 BETHELVIEW RD, CUMMING, GA 30040-9735
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 13, 2024
$20,750,000
Real Sub LLC
New Market-castleberry LLC
Warranty Deed
—
Mar 11, 2008
$4,248,800
Fund Viii Of Castleberry LLC
Gc Commercial LLC
Grant Deed
related
—
Mar 6, 2008
$4,248,800
Fund Viii Castleberry LLC
Gc Commerical LLC
Grant Deed
related
—
Feb 6, 2007
$2,725,000
Hrc Cumming LLC
Gc Commercial LLC
Grant Deed
—
Sep 6, 2005
$2,750,000
Gc Commerical LLC
Prakopcyk,delores S
Grant Deed
$10,200,000 · Compass Bank
Aug 16, 2005
—
Delores Prakopcyk
Southard,william H
Quit Claim Deed
related
—
—
—
Gc Commercial LLC
—
Deed Of Trust
related
$12,000,000 · Column Financial INC
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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