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Property profile & analytics
OFF-MARKET
Estimated value
$935,000
Assisted living facilities
7955 Majors Rd Cumming, GA 30041-7054
Entity Owned
Free & Clear
Property ID
US22-4535497
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2009
Total area
38,753 SF
Lot
7.65 ac (333,234 SF)
Zoning code
CBD
APN
108 071
UPID
US22-4535497
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
-
Oaks at Shiloh Point Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$935k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$935k
Owner & transaction history
86ct Cumming Propco LLC
86ct Cumming Propco LLC
since 2026
7 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
Method
Estimation
Statistic approach
by Request
ML approach
$935,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$935k
Range $842k – $1.03M · ±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
$24 / 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
$51,552
Tax year 2024
Assessed value
$2,102,284
Assessed 2024
Previous assessed
$2,102,284
+0.0% YoY
Effective rate
2.45%
On assessed value
Assessed land
$918,000
Assessed improvement
$1,184,284
Land market value
$2,295,000
Improvement market value
$2,960,710
Total market value
$5,255,710
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
2009
Heating
YES
Cooling
YES
Stories
1
Units
48
Bathrooms
2
Total area
38,753 SF
Lot
7.65 ac (333,234 SF)
Zoning code
CBD
APN
108 071
UPID
US22-4535497
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
YES
Cooling
Yes
Stories
1
Units
48
Bathrooms
2
Lot
7.65 ac
Current owner
From public records · entity-resolved
86ct Cumming Propco LLC
Entity
Free & Clear · 0 yrs held
Mailing address
400 CTR ST, NEWTON, MA 02458-2094
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 11, 2026
—
86ct Cumming Propco LLC
Snh Al Cumming LLC
Quitclaim Deed
related
—
Mar 11, 2026
$3,320,000
86ct Cumming Propco LLC
Snh Al Cumming LLC
Warranty Deed
$45,950,000 · Locust Point Private Credit Fund 3
May 11, 2015
$9,091,800
Snh Al Cumming LLC
Clp Laurel Creek Ga Owner LLC
Grant Deed
—
Jun 4, 2009
—
Forsyth County
Servant,healthcare Investm
Grant Deed
related
—
Jun 1, 2009
—
Servant Healthcare Invs Laure
Owner Name Unavailable
Grant Deed
related
—
Aug 15, 2008
—
Servant Healthcare Invs Laurel
Collins,tony L & Lorie M
Quit Claim Deed
related
—
Aug 4, 2008
—
Servant Healthcare Invs Laurel
Christopher,phillip L & Lynn P
Quit Claim Deed
related
—
Aug 4, 2008
$486,600
Servant Healthcare Invs Laurel
Christopher,phillip L & Lynn P
Grant Deed
—
Jul 31, 2008
$486,514
Servant Healthcare Investments
Christopher,phillip L
Grant Deed
—
Jul 31, 2008
—
Servant Healthcare Investments
Christopher,phillip L
Grant Deed
related
—
May 30, 2006
—
Peter Bansuk Lee
Lee,peter Bansuk
Quit Claim Deed
related
—
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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