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Property profile & analytics
OFF-MARKET
Estimated value
$3,035,000
Office Spaces
Maple St Cumming, GA 30040
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US22-0107775
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2019
Total area
13,080 SF
Lot
6.13 ac (267,023 SF)
Zoning code
OP
APN
C08 104
UPID
US22-0107775
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
$2.88M
Comparable Approach
Comparable
$3.30M
Blend (final)
Blend
$3.04M
Owner & transaction history
Lido Holdings LLC · 3 yrs held
Lido Holdings LLC
since 2022
7 recorded transactions
Zoning & alternative use
OP · Cumming, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$3.5M
+38.7%
Commercial (general)
$2.8M
+12.5%
Neighborhood: shopping center
$2.7M
+10.3%
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%
$3,115,000
6.5%
$2,875,000
7%
$2,670,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,490,000
Current use
MEDICAL BUILDING
$3,455,000
Change: +39% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,800,000
Change: +12% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$2,745,000
Change: +10% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,005,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$3.04M
Range $2.73M – $3.34M · ±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
$232 / 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
$46,530
Tax year 2024
Assessed value
$1,897,472
Assessed 2024
Previous assessed
$1,826,240
+3.9% YoY
Effective rate
2.45%
On assessed value
Assessed land
$367,800
Assessed improvement
$1,529,672
Land market value
$919,500
Improvement market value
$3,824,180
Total market value
$4,743,680
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
2019
Heating
YES
Cooling
YES
Buildings
2
Bathrooms
1
Total area
13,080 SF
Lot
6.13 ac (267,023 SF)
Zoning code
OP
APN
C08 104
UPID
US22-0107775
Jurisdiction
FORSYTH
Zoning & alternative use
OP · Cumming, GA
Zoning OP · permitted uses
OP · 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 Current
Est. value
$2.5M
MEDICAL BUILDING
Est. value
$3.5M
COMMERCIAL (GENERAL)
Est. value
$2.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.7M
WAREHOUSE, STORAGE
Est. value
$2.0M
OFFICE BUILDING Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
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
2019
Heating
YES
Cooling
Yes
Buildings
2
Bathrooms
1
Lot
6.13 ac
Current owner
From public records · entity-resolved
Lido Holdings LLC
Entity
Free & Clear · 3 yrs held
Mailing address
1420 OAKLAND RD, LAWRENCEVILLE, GA 30044-2201
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 2, 2022
—
Lido Holdings LLC
Sanford H Orkin
Warranty Deed
—
Sep 11, 2020
—
Raymond E Kostyal
Daniel Day
Quitclaim Deed
related
—
Jun 23, 2020
—
West Maple LLC
—
Deed Of Trust
related
$749,586 · Truist Bk
Feb 27, 2008
$921,200
West Maple LLC
Lievano,alvaro L
Grant Deed
$2,000,000 · Dkt Ventures Lllp
Feb 27, 2008
—
Benjamin Rincon SR.
Lievano,alvaro
Grant Deed
related
—
Feb 26, 2008
$921,142
West Maple LLC
Lievano,alvaro
Grant Deed
—
Feb 26, 2008
—
Rinco Benjamin SR.
Lievano,alvaro
Grant Deed
related
—
Feb 1, 2008
—
West Maple LLC
Owner Name Unavailable
Grant Deed
related
$2,000,000 · Dkt Ventures Lllp
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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