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Property profile & analytics
OFF-MARKET
Estimated value
$10,700,000
Garden apartment buildings
815 Atlanta Hwy Cumming, GA 30040-2707
Entity Owned
Absentee Owner
Free & Clear
Property ID
US22-3687002
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2012
Total area
60,392 SF
Lot
1.66 ac (72,484 SF)
Zoning code
CBD
APN
C12 082
UPID
US22-3687002
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
-
Villas At Canterfield Nursing Home Retirement Community
-
Canterfield Senior Living Retirement Community Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$12.48M
Comparable Approach
Comparable
$8.92M
Blend (final)
Blend
$10.70M
Owner & transaction history
CANTERFIELD FORSYTH ASST LIVING LLC
CANTERFIELD FORSYTH ASST LIVING LLC
Zoning & alternative use
CBD · Cumming, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$11.0M
+199.1%
Medical building
$8.6M
+133.3%
Commercial (general)
$8.0M
+117.5%
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
by Request
CAP Approach
CAP Return
Estimation
6%
$13,520,000
6.5%
$12,480,000
7%
$11,590,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$11,045,000
Change: +199% · Conversion: Moderate
MEDICAL BUILDING
$8,615,000
Change: +133% · Conversion: Moderate
COMMERCIAL (GENERAL)
$8,030,000
Change: +118% · Conversion: Moderate
AUTO REPAIR, GARAGE
$8,005,000
Change: +117% · Conversion: Difficult
RESTAURANT
$7,620,000
Change: +106% · Conversion: Difficult
Blend value · Realmo final
$10.70M
Range $9.63M – $11.77M · ±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
$177 / 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
$93,377
Tax year 2024
Assessed value
$3,807,890
Assessed 2024
Previous assessed
$3,807,890
+0.0% YoY
Effective rate
2.45%
On assessed value
Assessed land
$133,120
Assessed improvement
$3,674,770
Land market value
$332,800
Improvement market value
$9,186,925
Total market value
$9,519,725
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
2012
Heating
NONE
Units
91
Total area
60,392 SF
Lot
1.66 ac (72,484 SF)
Zoning code
CBD
APN
C12 082
UPID
US22-3687002
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
$11.0M
MEDICAL BUILDING
Est. value
$8.6M
COMMERCIAL (GENERAL)
Est. value
$8.0M
AUTO REPAIR, GARAGE
Est. value
$8.0M
RESTAURANT
Est. value
$7.6M
OFFICE BUILDING
MEDICAL BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RESTAURANT
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
2012
Heating
NONE
Units
91
Lot
1.66 ac
Current owner
From public records · entity-resolved
CANTERFIELD FORSYTH ASST LIVING LLC
Entity
Free & Clear · 0 yrs held
Mailing address
4488 N SHALLOWFORD RD STE #103, ATLANTA, GA 30338-6409
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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