Commercial Land with General Commercial
For Sale
$1,425,000
2841 Upper Sweetwater Trail SE, White, GA 30184
Commercial Sale, White, GA
Property Size3,000 SF
Lot Size4.88 Acres
Price / SF$475
Days on Market417
Property Features for 2841 Upper Sweetwater Trail SE
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
GC
Parking
4
Interior features
Beamed Ceilings, Living Space Available, Restrooms
Lot features
Private
Directions
From Canton, take Hwy 20 west toward Cartersville. Turn Left on Upper Sweetwater-property located behind newly constructed Dollar General.
Standard status
Active
APN
22N06 133
Size
3,000 SF
Lot size
4.88 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
568
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Propane (Heating), Forced Air
Cooling system
Ceiling Fan(s), Central Air
Water source
Public
Amenities
fireplace
exposed beams
barn
pasture
fruit trees
Building Details
Year built
1982
Floors in Building
2
Flooring type
Carpet, Concrete, Tile - Ceramic, Hardwood
Building materials
Frame, Wood Siding
Roof type
Asphalt
Additional Structures
Other
Listing Agency:
Path & Post Real Estate
(404) 334-2402
Listed By:
Path Post Team · License #180691
(770) 720-4663
Added: Jul 25, 2025
Changed: Sep 12
Last Checked: Sep 14 at 3:06AM
MLS# 7621891
Copyright © 2026 First Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This commercial land offering is zoned General Commercial (GC) and includes an on-site farmhouse along with a barn, pasture, and fruit trees. The residence features 4 bedrooms and 2.5 bathrooms, with a spacious interior totaling approximately 3,000 square feet. Interior highlights include a family room with a fireplace and exposed beams.
The property is located at the intersection of GA State Hwy 20 and Hwy 108 (Fincher Rd), between Canton and Cartersville, next to a newly constructed Dollar General Store. Lake Allatoona is also nearby.
Adjacent properties are described as also zoned general commercial, with possible opportunity to assemble additional tracts.
The property is located at the intersection of GA State Hwy 20 and Hwy 108 (Fincher Rd), between Canton and Cartersville, next to a newly constructed Dollar General Store. Lake Allatoona is also nearby.
Adjacent properties are described as also zoned general commercial, with possible opportunity to assemble additional tracts.
Key Highlights
- 4.88‑acre property in Sutallee with a farmhouse and outbuildings, plus General Commercial zoning
- Farmhouse features 4 bedrooms, 2.5 bathrooms, and approx. 3,000 sq ft (year built 1982)
- Located at the intersection of GA State Hwy 20 and Hwy 108 (Fincher Rd) between Canton and Cartersville
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$40,302
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
2.83%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$806,040
$806.0K
Cap Rate 7%
$575,743
$575.7K
Cap Rate 9%
$447,800
$447.8K
Market Conditions
NOI Build-Up for 3,000 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$78.1K $26.04/SF
− Vacancy
−$4.8K −$1.61/SF
EGI
$73.3K $24.43/SF
− OpEx
−$33.0K −$10.99/SF
NOI
$40.3K $13.43/SF
Area
Bartow County, GA
Vacancy
6.20%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$806,040
Cap Rate 7%
$575,743
Cap Rate 9%
$447,800
Alternative Uses
Best Use
Apartment 5plus
$575.7K
$503.8K – $671.7K
NOI $40,302 @ 7.0% cap · market cap 2.83%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$842.4K
$737.1K – $982.8K
NOI $58,968 @ 7.0% cap · market cap 4.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
17
Businesses Nearby
Explore this area
Business Placement
Demographics for 30184, GA
7,501
Population
2,666
Households
2.8
Avg Household Size
42
Median Age
30%
College-Educated
93%
High-School Grad
76.2 sq mi
ZIP Area
98
Density / Sq Mi
$105,750
Median Household Income
$52,638
Median Earnings
$896
Median Rent
$290,900
Median Home Value
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Frequently Asked Questions
What type of property is this?
Commercial land - General Commercial (GC) zoned tract includes a farmhouse and barn near major highway intersections.
Where is this commercial land located?
The property is located at 2841 Upper Sweetwater Trail SE White, GA.
What is the asking price?
The asking price for this property is $1,425,000.
What are key features of this property?
This property features: 4.88‑acre property in Sutallee with a farmhouse and outbuildings, plus General Commercial zoning; Farmhouse features 4 bedrooms, 2.5 bathrooms, and approx. 3,000 sq ft (year built 1982); Located at the intersection of GA State Hwy 20 and Hwy 108 (Fincher Rd) between Canton and Cartersville
