Commercial Land with Road
For Sale
$550,000
Heath Road, Carrollton, GA 30116
Commercial Sale, Carrollton, GA
Property Size1,298 SF
Lot Size12.13 Acres
Price / SF$423.73
Days on Market1565
Property Features for Heath Road
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Level
Directions
Hwy 16 towards Newnan Property on left at Heath Rd
Standard status
Active
APN
160 0007
Size
1,298 SF
Lot size
12.13 Acres
Taxes and HOA fees
Tax Year
2021
Tax Annual Amount
1240
Utilities
Utilities
Water Available
Water source
Public
Building Details
Year built
1902
Building materials
Wood Siding
Roof type
Composition
Listing Agency:
Metro West Realty Group LLC
(770) 836-0042
Listed By:
Joel Morris · License #GA 292526
(770) 815-4088
Added: May 24, 2022
Changed: Aug 19
Last Checked: Sep 4 at 2:06PM
MLS# 20173472
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 12.13-acre commercial land tract includes a 1,298-square-foot existing house and a shop. The property has road frontage along all sides, providing multiple points of exposure around the tract. Public water is available, with the water source identified as public.
Located on Heath Road in Carrollton, Georgia, the property is positioned between Carrollton and Newnan. The existing improvements include a two-bedroom house with wood siding and a composition roof, constructed in 1902.
Located on Heath Road in Carrollton, Georgia, the property is positioned between Carrollton and Newnan. The existing improvements include a two-bedroom house with wood siding and a composition roof, constructed in 1902.
Key Highlights
- 12.13‑acre commercial land tract
- Road frontage on all sides of the property
- 1,298‑square‑foot existing house and shop
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
$18,257
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
3.32%
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%
$365,140
$365.1K
Cap Rate 7%
$260,814
$260.8K
Cap Rate 9%
$202,856
$202.9K
Market Conditions
NOI Build-Up for 1,298 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
$28.5K $21.96/SF
− Vacancy
−$2.4K −$1.87/SF
EGI
$26.1K $20.09/SF
− OpEx
−$7.8K −$6.03/SF
NOI
$18.3K $14.07/SF
Area
Carroll County, GA
Vacancy
8.50%
Lease Rate
$21.96 /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%
$365,140
Cap Rate 7%
$260,814
Cap Rate 9%
$202,856
Alternative Uses
Best Use
Retail
$260.8K
$228.2K – $304.3K
NOI $18,257 @ 7.0% cap · market cap 3.32%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$362.8K
$317.5K – $423.3K
NOI $25,399 @ 7.0% cap · market cap 4.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
17
Businesses Nearby
Explore this area
Business Placement
Demographics for 30116, GA
24,497
Population
9,186
Households
2.7
Avg Household Size
38
Median Age
22%
College-Educated
82%
High-School Grad
104.9 sq mi
ZIP Area
234
Density / Sq Mi
$74,208
Median Household Income
$42,211
Median Earnings
$1,113
Median Rent
$222,700
Median Home Value
Market
Vacancy Rate% for Retail 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?
Commercial land - Development tract with public water available and an existing house and shop.
Where is this commercial land located?
The property is located at Heath Road Carrollton, GA.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: 12.13‑acre commercial land tract; Road frontage on all sides of the property; 1,298‑square‑foot existing house and shop
