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    Commercial Property on Highway 400 Title is generated by Realmo AI

    6470 Georgia Highway 400, Cumming, GA 30028

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    For Sale
    $2,500,000

    COMMERCIAL - Cumming, GA

    Type:Office
    Property size:
    12,311 SF
    Lot size:
    2.41 Acres
    Price / SF:
    $203/SF
    Added:
    Feb 1, 2026
    Days on Market:
    103
    Last Refresh:
    May 15 at 4:06 pm

    Property Features for 6470 Georgia Highway 400

    General Information

    Property type
    Commercial Sale
    Property subtype
    Office
    Parking
    30
    Parking features
    Parking Lot, Secured
    Standard status
    Active
    APN
    249 060
    Size
    12,311 SF
    Lot size
    2.41 Acres

    Taxes and HOA fees

    Tax Year
    24
    Tax Annual Amount
    13118

    Utilities

    Utilities
    Cable Available
    Sewer type
    Public Sewer
    Heating system
    Central
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    2002
    Building materials
    Brick, Frame

    We can help!

    Listing Contact
    Christopher Harman

    Listing agent Christopher Harman License #418299

    Listing office Norton Commercial Acreage Group 434 Green Street, GA

    Listing date Feb 1, 2026

    MLS# 10687825

    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.

    HighLights

    • High‑visibility location on Georgia Highway 400 with over 39,000 average daily traffic
    • Zoned Central Business District (CBD) allowing for diverse commercial and institutional uses
    • Three buildings totaling 12,311 square feet on 2.41 acres, offering flexible occupancy strategies
    • One building currently leased, providing immediate income
    • Located in a rapidly growing commercial area near North Georgia Premium Outlets
    • Full utility service including public water and sewer, and cable availability

    Overview

    Located along Georgia Highway 400, this commercial property in Cumming, Georgia, benefits from high visibility with average daily traffic exceeding 39,000 vehicles. The property features 12,311 square feet of improvements across three buildings on 2.41 acres, offering flexible occupancy options. Constructed in the early 2000s and updated in 2022, the buildings are designed for modern use and future adaptability. Zoned Central Business District (CBD), the property supports various professional, medical, assembly, and specialty commercial uses, subject to local approvals. One building of approximately 2,016 square feet is currently leased, providing immediate income. The remaining two multi-level buildings, totaling roughly 6,554 square feet and 3,741 square feet, offer opportunities for owner occupancy, additional leasing, or repositioning. This layout is suitable for investors seeking cash flow or users needing a campus-style setting. The property is located near the Forsyth County / Dawson County line, within a rapidly growing commercial and retail area. It is positioned near the North Georgia Premium Outlets and surrounding retail destinations, attracting consumer traffic from across North Georgia and the Atlanta metropolitan area. The property also benefits from convenient access to downtown Cumming, Dawsonville, and the greater Atlanta region.

    Financial Insights

    Value Estimation Calculated for Healthcare Medical

    Conservative
    $1.98M
    NOI $178,497 @ 9.00% cap · cautious / downside scenario
    Moderate
    $2.55M
    NOI $178,497 @ 7.00% cap · market / base-case scenario
    Aggressive
    $3.57M
    NOI $178,497 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Healthcare Medical

    Component $ $/SF
    Gross rent $332.4k $27.00
    − Vacancy −$34.9k −$2.84
    EGI $297.5k $24.17
    − OpEx −$119.0k −$9.67
    NOI $178.5k $14.50
    12,311 SF · lease $27.00/SF/yr · vacancy 10.50% · expense 40.00%

    Alternative Use Scenarios

    Best Use
    Healthcare Medical
    $2.55M
    $2.23M – $2.97M (±1% cap)
    NOI $178,497 @ 7.0% cap · market cap 7.14%
    Second Best
    Office B
    $2.36M
    $2.06M – $2.75M (±1% cap)
    NOI $164,857 @ 7.0% cap · market cap 6.59%
    Theoretical Best
    Office A
    $3.44M
    $3.01M – $4.01M (±1% cap)
    NOI $240,898 @ 7.0% cap · market cap 9.64%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Office buildings

    Suggested Use

    Restaurant Law Firm Spa & Massage Center Hair Salon Building Supply Auto Repair Shop Pharmacy Gym & Fitness Center Hotel & Motel Auto Parts Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Cumming
    County
    Forsyth
    State
    Georgia
    Longitude
    -84.0570906
    Latitude
    34.3261016

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    FAQs

    What type of property is this?
    Office building - Versatile commercial property in high-growth Cumming location.
    Where is this office building located?
    The property is located at 6470 Georgia Highway 400 Cumming, GA.
    What is the asking price?
    The asking price for this property is $2,500,000.
    What are key features of this property?
    This property features: High‑visibility location on Georgia Highway 400 with over 39,000 average daily traffic; Zoned Central Business District (CBD) allowing for diverse commercial and institutional uses; Three buildings totaling 12,311 square feet on 2.41 acres, offering flexible occupancy strategies
    (706) 594-2456
    We can help!
    Listing Contact
    Christopher Harman
    Real Estate License ID: 418299
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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