Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$50,185,000
Garden apartment buildings
Canton Rd Cumming, GA 30040
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US22-3582440
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2018
Total area
283,241 SF
Lot
27.53 ac (1,199,207 SF)
Zoning code
R3
APN
C07 064
UPID
US22-3582440
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
$58.54M
Comparable Approach
Comparable
$41.83M
Blend (final)
Blend
$50.19M
Owner & transaction history
City Of Cumming Georgia · 5 yrs held
City Of Cumming Georgia
since 2020
4 recorded transactions
Zoning & alternative use
R3 · Cumming, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$51.8M
+199.1%
Medical building
$40.4M
+133.3%
Commercial (general)
$37.7M
+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%
$63,420,000
6.5%
$58,540,000
7%
$54,360,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$51,800,000
Change: +199% · Conversion: Moderate
MEDICAL BUILDING
$40,405,000
Change: +133% · Conversion: Moderate
COMMERCIAL (GENERAL)
$37,670,000
Change: +118% · Conversion: Moderate
AUTO REPAIR, GARAGE
$37,555,000
Change: +117% · Conversion: Difficult
RESTAURANT
$35,745,000
Change: +106% · Conversion: Difficult
Blend value · Realmo final
$50.19M
Range $45.17M – $55.20M · ±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
$416,293
Tax year 2024
Assessed value
$19,972,120
Assessed 2024
Previous assessed
$11,508,880
+73.5% YoY
Effective rate
2.08%
On assessed value
Assessed land
$1,541,680
Assessed improvement
$18,430,440
Land market value
$3,854,200
Improvement market value
$46,076,101
Total market value
$49,930,301
Applied tax rate
2.0000
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
2018
Heating
NONE
Buildings
3
Total area
283,241 SF
Lot
27.53 ac (1,199,207 SF)
Zoning code
R3
APN
C07 064
UPID
US22-3582440
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
$51.8M
MEDICAL BUILDING
Est. value
$40.4M
COMMERCIAL (GENERAL)
Est. value
$37.7M
AUTO REPAIR, GARAGE
Est. value
$37.6M
RESTAURANT
Est. value
$35.7M
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
2018
Heating
NONE
Buildings
3
Lot
27.53 ac
Current owner
From public records · entity-resolved
City Of Cumming Georgia
Entity
Free & Clear · 5 yrs held
Mailing address
1 E WACKER DR STE #1600, CHICAGO, IL 60601-1901
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 14, 2020
—
City Of Cumming Georgia
Brookside Hts Apts LLC
Quit Claim Deed
related
—
Sep 4, 2020
—
City Of Cumming Georgia
Brookside Hts Apts LLC
Grant Deed
related
—
Nov 28, 2005
$5,040,000
Props Resid Roberts
Lipscomb Emory
Grant Deed
related
—
Nov 1, 2005
—
Properties Res LLP Roberts
Owner Name Unavailable
Grant 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own Canton Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
