Waterfront Short-Term Rental
New
For Sale
$1,300,000
3440 Maynard Circle, Gainesville, GA 30506
Residential Income, Gainesville, GA
Property Size7,000 SF
Lot Size1.00 Acre
Price / SF$185.71
Days on Market3
Property Features for 3440 Maynard Circle
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking
6
Parking features
Garage
Window features
Insulated Windows, Double Pane Windows
Subdivision
DISIE HILLS
Lot features
Private, Sloped, Wooded
View
Lake
Elementary school
Sandra Dunagan Deal
Middle school
North Hall
High school
North Hall
Directions
From Gainesville: Go to Clarks Bridge Rd & pass the rowing venue. Left on Maynard Circle; take the next right. Home on the left.
Standard status
Active
APN
10151 000004
Lot size
1.00 Acre
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
9440
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Zoned, Heat Pump (Heating), Electric (Heating)
Cooling system
Central Air, Heat Pump, Zoned, Ceiling Fan(s)
Water source
Public
Water front features
Lake Front
Water front
1
Amenities
dock
screened porch
deck
patio
Building Details
Year built
2004
Floors in Building
2
Number of units
1
Flooring type
Vinyl, Tile - Ceramic, Hardwood, Carpet
Building materials
Vinyl Siding
Roof type
Shingle, Composition
Listing Agency:
Mark Spain Real Estate
(770) 886-9000
Listed By:
MARK SPAIN · License #178501
(855) 299-7653
Added: Sep 3
Changed: Sep 4
Last Checked: Sep 5 at 5:06AM
MLS# 7832265
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 2004 lakefront estate on 1 acre offers nearly 7,000 square feet arranged for flexible residential use. Three independent living quarters each include a kitchen, living room, bedrooms, and separate living space. The property contains seven bedrooms and five-and-a-half bathrooms, with vinyl siding, mixed flooring, zoned heating and cooling, and a shingle and composition roof. A new roof is planned for 2026.
Outdoor features include a screened porch, two decks, a patio, and a private backyard leading toward the water. The covered single-slip dock provides direct lake access. Two oversized garages accommodate up to six vehicles and add storage capacity. Public water and septic service support the residence, while cable is available. The property is not subject to an HOA, and the source information identifies short-term rental use as an option.
Outdoor features include a screened porch, two decks, a patio, and a private backyard leading toward the water. The covered single-slip dock provides direct lake access. Two oversized garages accommodate up to six vehicles and add storage capacity. Public water and septic service support the residence, while cable is available. The property is not subject to an HOA, and the source information identifies short-term rental use as an option.
Key Highlights
- Lakefront estate on 1 acre with covered single‑slip dock
- Nearly 7,000 square feet with three independent living quarters
- Seven bedrooms and five‑and‑a‑half bathrooms
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
$55,762
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
4.29%
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%
$1,115,240
$1.1M
Cap Rate 7%
$796,600
$796.6K
Cap Rate 9%
$619,578
$619.6K
Market Conditions
NOI Build-Up for 7,000 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
$115.1K $16.44/SF
− Vacancy
−$13.7K −$1.96/SF
EGI
$101.4K $14.48/SF
− OpEx
−$45.6K −$6.52/SF
NOI
$55.8K $7.97/SF
Area
Hall County, GA
Vacancy
11.90%
Lease Rate
$16.44 /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%
$1,115,240
Cap Rate 7%
$796,600
Cap Rate 9%
$619,578
Alternative Uses
Best Use
Apartment 5plus
$796.6K
$697.0K – $929.4K
NOI $55,762 @ 7.0% cap · market cap 4.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.96M
$1.72M – $2.29M
NOI $137,225 @ 7.0% cap · market cap 10.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
30
Businesses Nearby
Explore this area
Business Placement
Demographics for 30506, GA
45,215
Population
18,876
Households
2.4
Avg Household Size
43
Median Age
38%
College-Educated
91%
High-School Grad
100.5 sq mi
ZIP Area
450
Density / Sq Mi
$95,224
Median Household Income
$44,824
Median Earnings
$1,323
Median Rent
$363,100
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Short term rental property - Lakefront estate with three self-contained living areas, multiple outdoor gathering spaces, and a covered private dock.
Where is this short term rental property located?
The property is located at 3440 Maynard Circle Gainesville, GA.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Lakefront estate on 1 acre with covered single‑slip dock; Nearly 7,000 square feet with three independent living quarters; Seven bedrooms and five‑and‑a‑half bathrooms
