Flex Building with Garage
For Sale
$330,000
Pending
87 Eagle Creek Farm Drive, Dawsonville, GA 30534
Land, Dawsonville, GA
Property Size3,000 SF
Lot Size9.25 Acres
Days on Market44
Property Features for 87 Eagle Creek Farm Drive
General Information
Property type
Land
Property subtype
Other
Vegetation
Partially Wooded, Wooded
Lot features
Corner Lot, Level, Sloped
Elementary school
Robinson
Middle school
Dawson
High school
Dawson
Directions
From Hwy 400, go west on Hwy 136 approximately 14 miles. Turn right on Eagle Creek Farm Dr. Property will be on the left.
Standard status
Pending
APN
051 015 009
Lot size
9.25 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2245
Utilities
Utilities
Water Available
Sewer type
Septic Tank
Water source
Well
Listing Agency:
Maximum One Premier Realtors
(470) 400-9877
Listed By:
Jeffery Kirves
(770) 317-6401
Added: Aug 1
Changed: Aug 29
Last Checked: Sep 13 at 6:06PM
MLS# 10817162
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 flex property combines a new 3,000-square-foot building with 9.25 acres of land in Dawson County. Large garage doors support convenient vehicle and equipment access, while the building can be modified to accommodate business requirements. Water is available through a well, and wastewater service is provided by a septic tank.
The property includes frontage road access from Hwy 136, providing a direct connection to the highway corridor. Dawsonville and Ellijay are nearby, with Amicalola State Park also within the surrounding area. The combination of building space, acreage, adaptable improvements, and highway access creates a flexible commercial property configuration.
The property includes frontage road access from Hwy 136, providing a direct connection to the highway corridor. Dawsonville and Ellijay are nearby, with Amicalola State Park also within the surrounding area. The combination of building space, acreage, adaptable improvements, and highway access creates a flexible commercial property configuration.
Key Highlights
- 9.25 acres in Dawson County
- New 3,000‑square‑foot building
- Large garage doors for vehicle and equipment access
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
$18,276
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
5.54%
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%
$365,520
$365.5K
Cap Rate 7%
$261,086
$261.1K
Cap Rate 9%
$203,067
$203.1K
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
$28.4K $9.48/SF
− Vacancy
−$2.3K −$0.78/SF
EGI
$26.1K $8.70/SF
− OpEx
−$7.8K −$2.61/SF
NOI
$18.3K $6.09/SF
Area
Dawson County, GA
Vacancy
8.20%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
30.00%
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%
$365,520
Cap Rate 7%
$261,086
Cap Rate 9%
$203,067
Alternative Uses
Best Use
Industrial
$261.1K
$228.5K – $304.6K
NOI $18,276 @ 7.0% cap · market cap 5.54%
Second Best
Flex RnD
$249.8K
$218.6K – $291.5K
NOI $17,488 @ 7.0% cap · market cap 5.30%
Theoretical Best
Office A
$838.6K
$733.8K – $978.4K
NOI $58,703 @ 7.0% cap · market cap 17.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
4
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 30534, GA
30,903
Population
13,394
Households
2.3
Avg Household Size
42
Median Age
33%
College-Educated
90%
High-School Grad
212.9 sq mi
ZIP Area
145
Density / Sq Mi
$88,953
Median Household Income
$45,619
Median Earnings
$1,426
Median Rent
$336,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - New commercial space includes large garage doors and can be modified for business use.
Where is this flex space located?
The property is located at 87 Eagle Creek Farm Drive Dawsonville, GA.
What is the asking price?
The asking price for this property is $330,000.
What are key features of this property?
This property features: 9.25 acres in Dawson County; New 3,000‑square‑foot building; Large garage doors for vehicle and equipment access
