Entity Owned Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2006
Total area
4,134 SF
Lot
0.04 ac (1,933 SF)
Zoning code
PUD
APN
058 493
UPID
US22-3816140
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
by Request
CAP Approach
CAP
$910k
Comparable Approach
Comparable
$1.04M
Blend (final)
Blend
$225k
Owner & transaction history
since 2025
Last sale
$1.4M
2 recorded transactions
Zoning & alternative use
PUD · Cumming, GA
Zoning description
District is intended to provide for the development of residential dwellings with office, institutional, service, and retail uses within the same building
General category
PLANNED_DEVELOPMENT
Top alternative use upside
Auto repair, garage
$1.6M
+108.6%
Medical building
$1.1M
+38.7%
Commercial (general)
$885,000
+12.5%
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.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 11 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$225k
Value range
$203k – $248k
±10% around blend
Estimated value / SF
$54 / SF
Confidence
High
11 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
100
$203k
blend $225k
$248k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,134 SF
Lot area
0.04 ac
Year built
2006
APN
058 493
Zoning
PUD
Assessed value
$412,298
Annual tax
$10,110
3
Income approach: direct capitalization
Partial preview
Income approach indication
$910k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$985k
@ 6.5% CAP return
$910k
@ 7% CAP return
$845k
4
Sales comparison
Partial preview
Sales approach indication
$687k
Weighted, 11 comps · high confidence
Evidence
11 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
22.9 mi away · 3,198 SF
23.2 mi away · 3,240 SF
23.2 mi away · 3,240 SF
23.2 mi away · 3,240 SF
23.2 mi away · 3,240 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$225k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 108 sales
$190
-71%
Submarket 121 sales
$181
-70%
County 177 sales
$183
-70%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $54/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+109%
vs current-use indication
Medical Building
Commercial (general)
Neighborhood: Shopping Center
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
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.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 11 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.35M
Move the market yield to see immediate price impact.
Value / SF
$327
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
5.00%7.00%9.00%
$85k
$1.70M
$1.22M
$945k
$95k
$1.89M
$1.35M
$1.05M
$104k
$2.08M
$1.48M
$1.16M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
11 found
High confidence · county-verified
Closest comparable
$775k
12.5 mi · Sep 2025 · $154/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$10,110
Tax year 2024
Assessed value
$412,298
Assessed 2024
Previous assessed
$314,080
+31.3% YoY
Effective rate
2.45%
On assessed value
Assessed land
$20,000
Assessed improvement
$392,298
Land market value
$50,000
Improvement market value
$980,744
Total market value
$1,030,744
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
2006
Heating
NONE
Total area
4,134 SF
Lot
0.04 ac (1,933 SF)
Zoning code
PUD
APN
058 493
UPID
US22-3816140
Jurisdiction
FORSYTH
Zoning & alternative use
PUD · Cumming, GAZoning PUD · permitted uses
PUD · Cumming, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
District is intended to provide for the development of residential dwellings with office, institutional, service, and retail uses within the same building
General category
PLANNED_DEVELOPMENT
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
2006
Heating
NONE
Lot
0.04 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
PUD
PLANNED_DEVELOPMENT
Jurisdiction
Cumming, GA
Recorded code
PUD
Official district
PUD
Official district profile
What the municipal code says about PUD
Zoning description
District is intended to provide for the development of residential dwellings with office, institutional, service, and retail uses within the same building
General category
PLANNED_DEVELOPMENT
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for PUD in Cumming, GA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
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.
Registration is required before the official district profile is shown.
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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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