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Property profile & analytics
OFF-MARKET
Estimated value
$39,185,000
Garden apartment buildings
Atlanta Rd Cumming, GA 30040
Entity Owned
Absentee Owner
Property ID
US22-2903988
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2017
Total area
221,163 SF
Lot
21.98 ac (957,449 SF)
Zoning code
R3
APN
C12 005
UPID
US22-2903988
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$45.71M
Comparable Approach
Comparable
$32.66M
Blend (final)
Blend
$39.19M
Owner & transaction history
Om Ohana Cumming Realty LLC
Om Ohana Cumming Realty LLC
since 2026
7 recorded transactions
Zoning & alternative use
R3 · Cumming, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$40.4M
+199.1%
Medical building
$31.6M
+133.3%
Commercial (general)
$29.4M
+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%
$49,520,000
6.5%
$45,710,000
7%
$42,445,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$40,445,000
Change: +199% · Conversion: Moderate
MEDICAL BUILDING
$31,550,000
Change: +133% · Conversion: Moderate
COMMERCIAL (GENERAL)
$29,415,000
Change: +118% · Conversion: Moderate
AUTO REPAIR, GARAGE
$29,325,000
Change: +117% · Conversion: Difficult
RESTAURANT
$27,910,000
Change: +106% · Conversion: Difficult
Blend value · Realmo final
$39.19M
Range $35.27M – $43.10M · ±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
$344,338
Tax year 2024
Assessed value
$14,042,000
Assessed 2024
Previous assessed
$14,042,000
+0.0% YoY
Effective rate
2.45%
On assessed value
Assessed land
$1,758,400
Assessed improvement
$12,283,600
Land market value
$4,396,000
Improvement market value
$30,709,000
Total market value
$35,105,000
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
2017
Heating
NONE
Buildings
3
Total area
221,163 SF
Lot
21.98 ac (957,449 SF)
Zoning code
R3
APN
C12 005
UPID
US22-2903988
Jurisdiction
FORSYTH
Zoning & alternative use
R3 · Cumming, GA
Zoning R3 · permitted uses
R3 · 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
$40.4M
MEDICAL BUILDING
Est. value
$31.6M
COMMERCIAL (GENERAL)
Est. value
$29.4M
AUTO REPAIR, GARAGE
Est. value
$29.3M
RESTAURANT
Est. value
$27.9M
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
2017
Heating
NONE
Buildings
3
Lot
21.98 ac
Current owner
From public records · entity-resolved
Om Ohana Cumming Realty LLC
Entity
Mailing address
1 E WACKER DR STE #1600, CHICAGO, IL 60601-1901
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
29 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 16, 2026
—
Om Ohana Cumming Realty LLC
V & V Of Cumming LLC
Quitclaim Deed
related
—
Jan 16, 2026
$800,000
Om Ohana Cumming Realty LLC
V & V Of Cumming LLC
Deed
$560,000 · Centier Bank
Aug 29, 2025
—
Abad Development LLC
—
Deed
related
$13,418,900 · Ameris Bank
Feb 4, 2025
—
Dfm Holdings LLC
3m Acres LLC
Quitclaim Deed
related
—
Dec 4, 2024
—
Alpha Omega Holdings INC
—
Deed
related
$2,040,000 · Hyperion Bank
Jul 25, 2024
—
Dr Reddy Properties LLC
Patrick D Vinson
Quitclaim Deed
related
—
Jul 25, 2024
$1,300,000
Dr Reddy Properties LLC
Patrick D Vinson
Warranty Deed
$1,300,000 · Piedmont Bank
Jul 10, 2024
$565,500
Gsa Lot2 LLC
Rama Krishna Chitna
Warranty Deed
—
Jul 10, 2024
$1,300,000
Grand Georgia Hospitality LLC
Rama Krishna Chitna
Warranty Deed
—
Apr 1, 2024
$825,000
Alpha Omega Holdings INC
Phillips Supply Co
Warranty Deed
$425,000 · Telford Gordon M JR
Mar 26, 2024
$2,827,825
Abad Development LLC
Glover Family Partnership Lllp
Warranty Deed
—
Aug 9, 2023
$10,000,000
Signet Clinical LLC
Atlanta World Capital Alliance LLC
Warranty Deed
—
Aug 9, 2023
—
Signet Clinical LLC
Atlanta World Capital Alliance LLC
Quitclaim Deed
related
—
Mar 2, 2023
—
Rrk Realty LLC
—
Deed
related
$1,300,000 · Wallis Bank
Sep 29, 2022
—
V & V Of Cumming LLC
—
Deed
related
$255,000 · Piedmont Bank
Sep 1, 2022
—
Larry Pendley
Larry Pendley
Warranty Deed
related
—
Dec 30, 2020
—
Cable Investments Lc
Agnes Slack Memorial Lllp
Grant Deed
related
—
Nov 2, 2020
$1,185,000
Svs Plaza LLC
Bk Piedmont
Grant Deed
—
Mar 4, 2020
—
Tri-county Plaza III LLC
Malon D Mimms
Grant Deed
related
—
Nov 19, 2018
—
Department Of Transportation
Piedmont Bk
Quitclaim Deed
related
—
Sep 19, 2018
—
Bradley Park Apartments LLC
Willis Plumbing & Mechanical I
Quit Claim Deed
related
—
Aug 3, 2018
$415,000
Phillips Supply Co
Hollis,carolyn S +
Grant Deed
—
Dec 28, 2017
—
Rrk Realty LLC
Cbd Holdings Corp
Quitclaim Deed
related
—
Aug 25, 2016
—
Patrick D Vinson
—
Deed
related
$768,586 · Piedmont Bk
Dec 7, 2015
$3,003,000
Bradley Park Apartments LLC
Acre Realty LP
Grant Deed
—
Dec 7, 2015
—
Bradley Park Apartments LLC
Acre Realty LP
Quit Claim Deed
related
$16,000,000 · Bank Of North Ga
Aug 9, 2005
$4,780,000
Roberts Props Residential
Sawmill Village INC
Grant Deed
related
—
—
—
Brookside Hts Apts LLC
—
Deed Of Trust
related
$19,800,000 · United Cmnty Bk
—
—
Redwood Brookside Hts Co LP
—
Deed Of Trust
related
$29,484,000 · Cbre Cap Markets
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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