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Property profile & analytics
OFF-MARKET
Commercial land
Ronald Reagan Blvd Cumming, GA 30041
Entity Owned
7-yr Hold
Absentee Owner
Free & Clear
Property ID
US22-0040966
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1962
Lot
2.94 ac (128,066 SF)
Zoning code
CBD
APN
107 023
UPID
US22-0040966
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Life Storage LP · 7 yrs held
Life Storage LP
since 2019
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$6,489
Tax year 2024
Assessed value
$264,600
Assessed 2024
Previous assessed
$529,200
-50.0% YoY
Effective rate
2.45%
On assessed value
Assessed land
$264,600
Land market value
$661,500
Total market value
$661,500
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1962
Heating
YES
Cooling
YES
Stories
1
Bathrooms
2
Lot
2.94 ac (128,066 SF)
Zoning code
CBD
APN
107 023
UPID
US22-0040966
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
1962
Heating
YES
Cooling
Yes
Stories
1
Bathrooms
2
Lot
2.94 ac
Current owner
From public records · entity-resolved
Life Storage LP
Entity
Free & Clear · 7 yrs held
Mailing address
6890 S 2300TH E, SALT LAKE CITY, UT 84171-6001
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 15, 2019
$9,255,000
Life Storage LP
Jsf Ronald Reagan Blvd Tim LLC
Grant Deed
—
Oct 17, 2016
$2,000,000
Jsf Ronald Regan Boulevard Tim
Brannon South Partners LLC
Grant Deed
—
May 19, 2010
—
Atlas Ga I Spe LLC
Jlv Reason South LLC
Grant Deed
related
—
Jan 3, 2008
—
Jlv Reagan South LLC
—
Grant Deed
related
$2,900,000 · Columbus Bank & Trust Co
Jan 18, 2007
—
Avenue Forsyth LLC
Forum Shops Cumming LLC
Quit Claim Deed
related
—
Jan 18, 2007
$7,171,000
Avenue Forsyth LLC
Brannon,jerry W & Joan S
Grant Deed
—
Jul 21, 2006
—
Jlv Reagan South LLC
—
Trustees Deed
related
$7,301,250 · Columbus Bank & Trust Co
Jul 1, 2006
—
Owner Name Unavailable
Owner Name Unavailable
Grant Deed
related
—
Mar 23, 2006
$5,175,800
Jlv Reagan South LLC
Brannon,betty June B
Grant Deed
$5,100,000 · Columbus Bank & Trust Co
—
—
Jlv Reagan South LLC
—
Deed Of Trust
related
$251,250 · Columbus Bank & Trust Co
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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