Multi-Property Mixed-Use
For Sale
$4,300,000
Multiple Addresses, Hogansville, GA 30230
Commercial Sale, Hogansville, GA
Property Size55,000 SF
Lot Size5.00 Acres
Price / SF$78.18
Days on Market448
Property Features for Multiple Addresses
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Parking Lot, On Street
Lot features
City Lot
Directions
South of Atlanta - take I85 exit 28 to HWY 100.
Standard status
Active
APN
0.0
Size
55,000 SF
Lot size
5.00 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
40000
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Heat Pump (Heating), Electric (Heating), Central
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
1900
Building materials
Block, Brick, Concrete, Frame
Listing Agency:
F.L.I. Properties
(706) 298-2712
Listed By:
Kendall Butler · License #278198
(706) 333-0680
Added: Jun 3, 2025
Changed: Aug 19
Last Checked: Aug 24 at 10:06PM
MLS# 10591373
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 mixed-use portfolio comprises 18 properties with more than 55,000 square feet of commercial, retail, hospitality, and flex-space improvements. The holdings include 23 tenants operating across retail, food, fitness, and wellness uses. The Grand Hotel is an anchor asset with more than 8,000 square feet of mixed-use space. Buildings date to 1900 and include block, brick, concrete, and frame construction. Property systems include central air, electric service, heat pumps, and central heating.
The assets are distributed across Main Street, Commerce Street, and College Street in downtown Hogansville, providing a multi-address presence within the district. More than 1,000 residential units are approved and planned nearby, according to the property information. Public water and public sewer serve the portfolio, with cable available. Parking is provided through a combination of parking lots and on-street spaces.
The assets are distributed across Main Street, Commerce Street, and College Street in downtown Hogansville, providing a multi-address presence within the district. More than 1,000 residential units are approved and planned nearby, according to the property information. Public water and public sewer serve the portfolio, with cable available. Parking is provided through a combination of parking lots and on-street spaces.
Key Highlights
- 18 properties totaling more than 55,000 square feet
- 23 existing tenants across retail, food, fitness, and wellness uses
- The Grand Hotel includes more than 8,000 square feet of mixed‑use space
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
$245,358
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
5.71%
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%
$4,907,160
$4.9M
Cap Rate 7%
$3,505,114
$3.5M
Cap Rate 9%
$2,726,200
$2.7M
Market Conditions
NOI Build-Up for 55,000 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
$377.3K $6.86/SF
− Vacancy
−$26.8K −$0.49/SF
EGI
$350.5K $6.37/SF
− OpEx
−$105.2K −$1.91/SF
NOI
$245.4K $4.46/SF
Area
Troup County, GA
Vacancy
7.10%
Lease Rate
$6.86 /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%
$4,907,160
Cap Rate 7%
$3,505,114
Cap Rate 9%
$2,726,200
Alternative Uses
Best Use
Retail
$9.57M
$8.37M – $11.17M
NOI $669,937 @ 7.0% cap · market cap 15.58%
Second Best
Mixed Use
$8.13M
$7.12M – $9.49M
NOI $569,250 @ 7.0% cap · market cap 13.24%
Theoretical Best
Office A
$12.31M
$10.77M – $14.36M
NOI $861,443 @ 7.0% cap · market cap 20.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
199
Businesses Nearby
Explore this area
Business Placement
Demographics for 30230, GA
9,145
Population
3,971
Households
2.3
Avg Household Size
40
Median Age
18%
College-Educated
85%
High-School Grad
139.7 sq mi
ZIP Area
65
Density / Sq Mi
$57,835
Median Household Income
$31,525
Median Earnings
$1,127
Median Rent
$170,200
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?
Mixed-use property - Downtown portfolio combining commercial, retail, hospitality, and flex-space assets across multiple addresses.
Where is this mixed-use property located?
The property is located at Multiple Addresses Hogansville, GA.
What is the asking price?
The asking price for this property is $4,300,000.
What are key features of this property?
This property features: 18 properties totaling more than 55,000 square feet; 23 existing tenants across retail, food, fitness, and wellness uses; The Grand Hotel includes more than 8,000 square feet of mixed‑use space
