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Property profile & analytics
OFF-MARKET
Estimated value
$11,355,000
Garden apartment buildings
Willow Lk Ln Cumming, GA 30041
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US22-1539418
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2014
Total area
54,674 SF
Lot
7.65 ac (333,234 SF)
Zoning code
UV
APN
249 037
UPID
US22-1539418
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
$11.30M
Comparable Approach
Comparable
$11.41M
Blend (final)
Blend
$11.36M
Owner & transaction history
Snh Se Properties LLC · 11 yrs held
Snh Se Properties LLC
since 2015
7 recorded transactions
Zoning & alternative use
UV · Cumming, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$10.6M
+38.4%
Commercial (general)
$8.0M
+4.8%
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%
$12,240,000
6.5%
$11,300,000
7%
$10,495,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$7,655,000
Current use
OFFICE BUILDING
$10,600,000
Change: +38% · Conversion: Moderate
COMMERCIAL (GENERAL)
$8,025,000
Change: +5% · Conversion: Moderate
Blend value · Realmo final
$11.36M
Range $10.22M – $12.49M · ±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
$208 / 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
$89,423
Tax year 2024
Assessed value
$3,646,632
Assessed 2024
Previous assessed
$3,646,632
+0.0% YoY
Effective rate
2.45%
On assessed value
Assessed land
$252,000
Assessed improvement
$3,394,632
Land market value
$630,000
Improvement market value
$8,486,580
Total market value
$9,116,580
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
2014
Heating
YES
Cooling
YES
Buildings
2
Stories
1
Units
4
Bathrooms
1
Total area
54,674 SF
Lot
7.65 ac (333,234 SF)
Zoning code
UV
APN
249 037
UPID
US22-1539418
Jurisdiction
FORSYTH
Zoning & alternative use
UV · Cumming, GA
Zoning UV · permitted uses
UV · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$7.7M
OFFICE BUILDING
Est. value
$10.6M
COMMERCIAL (GENERAL)
Est. value
$8.0M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
2014
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Units
4
Bathrooms
1
Lot
7.65 ac
Current owner
From public records · entity-resolved
Snh Se Properties LLC
Entity
Mailing address
PO BOX 3075, MCKINNEY, TX 75070-8182
Ownership since
2015
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
May 29, 2015
—
Snh Se Properties LLC
Lindley Dev LLC
Quit Claim Deed
related
—
May 29, 2015
$9,750,000
Snh Se Properties LLC
Lindley Dev LLC
Grant Deed
—
Apr 16, 2012
$785,000
Gracemont Holdings & Invs INC
Lindley Dev LLC
Warranty Deed
related
$3,619,757 · Morris Bank
May 23, 2006
$300,000
Lindley Devel LLC
Mayfield,idele C
Warranty Deed
$240,000 · Branch Banking & Trust Co
Apr 28, 2006
$300,000
Lindley Development LLC
Mayfield,idlle Chambers
Grant Deed
—
—
—
Lindley Dev LLC
—
Deed Of Trust
related
$203,192 · First Citizens Bank
—
—
Lindley Development LLC
—
Deed Of Trust
related
$240,000 · Bank Of North Georgia
—
—
Lindley Development LLC
—
Deed Of Trust
related
$240,000 · Bank Of North Georgia
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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