Renovated Brewery
For Sale
$3,950,000
434 & 432 High Street SW, Gainesville, GA 30501
Commercial Sale, Gainesville, GA
Property Size18,679 SF
Lot Size1.07 Acres
Price / SF$211.47
Days on Market169
Property Features for 434 & 432 High Street SW
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Parking Lot
Lot features
City Lot
Directions
Head NE on I-985 N and take exit 20 for GA-60/GA-53 toward Candler Rd/Gainesville. Turn left onto GA-365/Queen City Pkwy. Turn right onto MLK Jr Blvd then left onto Pine St. Then turn right onto High St W and the property will be on the left.
Standard status
Active
APN
01017 001004
Size
18,679 SF
Lot size
1.07 Acres
Taxes and HOA fees
Tax Year
24
Tax Annual Amount
1112
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1950
Building materials
Brick, Concrete
Listing Agency:
Norton Commercial Acreage Group
(770) 297-4800
Listed By:
Stephen Lovett · License #320687
(770) 842-6635
Added: Mar 16
Changed: Aug 19
Last Checked: Aug 31 at 3:06AM
MLS# 10742548
Copyright © 2026 Georgia Multiple Listing Service. 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 brewery property includes approximately 18,679 square feet across a 15,379-square-foot brewery area and a 3,300-square-foot restaurant. The improvements were originally constructed in 1950 and fully renovated in 2023. A 4,514-square-foot outdoor patio complements the interior spaces, while a parking lot and multiple access points support customer movement and daily operations. The property is occupied by an established brewery and restaurant tenant.
Located at 434 & 432 High Street SW on the edge of Downtown Gainesville, the site sits directly beside the Midland Greenway and is approximately a 10–15-minute walk from downtown. The property also offers access to Queen City Parkway and E.E. Butler Parkway, with nearby dining, retail, and entertainment options. Public water and public sewer serve the site, and the building includes central heating and central air.
Located at 434 & 432 High Street SW on the edge of Downtown Gainesville, the site sits directly beside the Midland Greenway and is approximately a 10–15-minute walk from downtown. The property also offers access to Queen City Parkway and E.E. Butler Parkway, with nearby dining, retail, and entertainment options. Public water and public sewer serve the site, and the building includes central heating and central air.
Key Highlights
- Approximately 18,679 SF of total improvements on 1.07 acres
- 15,379 SF brewery space plus a 3,300 SF restaurant
- 4,514 SF outdoor patio renovated in 2023
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
$272,130
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
6.89%
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%
$5,442,600
$5.4M
Cap Rate 7%
$3,887,571
$3.9M
Cap Rate 9%
$3,023,667
$3.0M
Market Conditions
NOI Build-Up for 18,679 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
$392.3K $21.00/SF
− Vacancy
−$29.4K −$1.58/SF
EGI
$362.8K $19.43/SF
− OpEx
−$90.7K −$4.86/SF
NOI
$272.1K $14.57/SF
Area
Hall County, GA
Vacancy
7.50%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
25.00%
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%
$5,442,600
Cap Rate 7%
$3,887,571
Cap Rate 9%
$3,023,667
Alternative Uses
Best Use
Specialty Retail
$3.89M
$3.40M – $4.54M
NOI $272,130 @ 7.0% cap · market cap 6.89%
Second Best
Industrial
$1.60M
$1.40M – $1.86M
NOI $111,869 @ 7.0% cap · market cap 2.83%
Theoretical Best
Office A
$5.23M
$4.58M – $6.10M
NOI $366,175 @ 7.0% cap · market cap 9.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
967
Businesses Nearby
Explore this area
Business Placement
Demographics for 30501, GA
29,779
Population
12,916
Households
2.3
Avg Household Size
33
Median Age
21%
College-Educated
71%
High-School Grad
21.9 sq mi
ZIP Area
1,360
Density / Sq Mi
$58,214
Median Household Income
$33,299
Median Earnings
$1,152
Median Rent
$249,900
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Brewery - Renovated commercial property combining brewery operations, restaurant space, and an outdoor patio near downtown Gainesville.
Where is this brewery located?
The property is located at 434 & 432 High Street SW Gainesville, GA.
What is the asking price?
The asking price for this property is $3,950,000.
What are key features of this property?
This property features: Approximately 18,679 SF of total improvements on 1.07 acres; 15,379 SF brewery space plus a 3,300 SF restaurant; 4,514 SF outdoor patio renovated in 2023
