Flex Space with
For Sale
$439,900
101- B W Main St, Hogansville, GA 30230
Downtown commercial building combining warehouse capacity, office amenities, and a residential-style loft with central heating and air conditioning.
Property Size5,346 SF
Price / SF$82.29
Days on Market39
Property Features for 101- B W Main St
General Information
Standard status
Active
Size
5,346 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Warehouse & Industrial
Clear Height
16 ft
Office Build-Out
1,134 SF
Voltage
220 V
Building Details
Year Built
1920
Buildings
1
Building Size
5,346 SF
Listing Agency:
BHHS Georgia Properties
(404) 697-9817
Listed By:
Malinda Shelley · License #232585
Source:
Annakintown
Added: Jul 24
Changed: Aug 29
Last Checked: Aug 30 at 7:29PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of BHHS Georgia Properties
Investment Insights
Based on property information with market context.
This 5,346-square-foot flex property combines a warehouse-oriented commercial building with a 1,134-square-foot upper-level office and loft area. The main space offers 16-foot ceilings, original 1920 structural steel trolley beams, total electric service with 220V and 110V power, a commercial wet sink, dishwasher, half bath, and extensive wall outlets. Roll-up access includes openings measuring 12'2" H x 10'5" W and 13'4" H x 10'5" W, with one remote opener.
The loft includes a living room, full kitchen with stainless steel appliances and granite counters, media room with surround sound and a 120" theater screen, bedroom, laundry area, bathroom, built-in bookcase, and California Closet system. Bamboo flooring is installed in the bedroom and media room, with central heat and A/C throughout the loft. The property sits on Main Street in Hogansville's historic district, approximately 2 miles from Interstate 85 and less than 45 minutes from downtown Atlanta.
The loft includes a living room, full kitchen with stainless steel appliances and granite counters, media room with surround sound and a 120" theater screen, bedroom, laundry area, bathroom, built-in bookcase, and California Closet system. Bamboo flooring is installed in the bedroom and media room, with central heat and A/C throughout the loft. The property sits on Main Street in Hogansville's historic district, approximately 2 miles from Interstate 85 and less than 45 minutes from downtown Atlanta.
Key Highlights
- 5,346‑square‑foot flex building with a 1,134‑square‑foot office/loft area
- 16 ft. ceiling height with original 1920 structural steel trolley beams
- 220V and 110V electric service plus a dedicated 30‑amp motor home outlet
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
$28,959
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
6.58%
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%
$579,180
$579.2K
Cap Rate 7%
$413,700
$413.7K
Cap Rate 9%
$321,767
$321.8K
Market Conditions
NOI Build-Up for 5,346 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
$36.7K $6.86/SF
− Vacancy
−$2.6K −$0.49/SF
EGI
$34.1K $6.37/SF
− OpEx
−$5.1K −$0.96/SF
NOI
$29.0K $5.42/SF
Area
Troup County, GA
Vacancy
7.10%
Lease Rate
$6.86 /SF/Yr
Expense Ratio
15.00%
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%
$579,180
Cap Rate 7%
$413,700
Cap Rate 9%
$321,767
Alternative Uses
Best Use
Office B
$893.1K
$781.4K – $1.04M
NOI $62,515 @ 7.0% cap · market cap 14.21%
Second Best
Warehouse
$413.7K
$362.0K – $482.7K
NOI $28,959 @ 7.0% cap · market cap 6.58%
Theoretical Best
Office A
$1.20M
$1.05M – $1.40M
NOI $83,732 @ 7.0% cap · market cap 19.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16 ft
Clear height
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
210
Businesses Nearby
Balanced
Demand for This Use
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Downtown commercial building combining warehouse capacity, office amenities, and a residential-style loft with central heating and air conditioning.
Where is this flex space located?
The property is located at 101- B W Main St Hogansville, GA.
What is the asking price?
The asking price for this property is $439,900.
What are key features of this property?
This property features: 5,346‑square‑foot flex building with a 1,134‑square‑foot office/loft area; 16 ft. ceiling height with original 1920 structural steel trolley beams; 220V and 110V electric service plus a dedicated 30‑amp motor home outlet
