Building Details

Building Size 6,290 SF

Year Built 1997

Year Renovated 2019

Listing Agency: Bull Realty r***@bullrealty.com Show Phone

Listed By: Ramon Garcia · License #430677 Show Phone

Source: Thebrokerlist

Added: Aug 28 Changed: Aug 29 Last Checked: Aug 30 at 12:56PM

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Investment Insights

Based on property information with market context.

This licensed personal care facility includes 14 units and capacity for 24 residents. The building was constructed in 1997 and renovated in 2019, with full bathrooms throughout, a dedicated dining room, and a commercial kitchen with a hood system. The approximately 6,290-square-foot improvement occupies about 2.56 acres and is currently operating as Rainbow Retirement & Assisted Living.

The property is unzoned and located at 109 Meyer Farm Road in Arnoldsville, approximately 10 miles southeast of the University of Georgia and downtown Athens. Piedmont Athens Regional and other regional medical resources are identified nearby, while Atlanta Airport is approximately 84 miles away.

The existing configuration supports continued operation as a personal care home. The source information also identifies potential for conversion to a drug treatment center, subject to applicable licensing and regulatory requirements.

Key Highlights

• Licensed 24‑bed Personal Care Home with 14 units
• Approximately 6,290 square feet on ±2.56 acres
• Building constructed in 1997 and renovated in 2019

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

$70,391

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

4.69%

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%

$1,407,820 $1.4M

Cap Rate 7%

$1,005,586 $1.0M

Cap Rate 9%

$782,122 $782.1K

Market Conditions

NOI Build-Up for 6,290 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

$135.9K $21.60/SF

− Vacancy

−$7.9K −$1.25/SF

EGI

$128.0K $20.35/SF

− OpEx

−$57.6K −$9.16/SF

NOI

$70.4K $11.19/SF

Area

Oglethorpe County, GA

Vacancy

5.80%

Lease Rate

$21.60 /SF/Yr

Expense Ratio

45.00%

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%

$1,407,820

Cap Rate 7%

$1,005,586

Cap Rate 9%

$782,122

Alternative Uses

Best Use

Apartment 5plus

$1.01M

$879.9K – $1.17M (±1% cap)

NOI $70,391 @ 7.0% cap · market cap 4.69%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$1.52M

$1.33M – $1.77M (±1% cap)

NOI $106,143 @ 7.0% cap · market cap 7.08%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Rainbow Retirement & Assisted Nursing Home

Suggested Use

Top Pick HVAC Service Real Estate Agency Garden Center (Bike/Boat/Book/etc) Store Nail Salon Spa & Massage Center

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

10

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 30619, GA

1,610

Population

793

Households

2

Avg Household Size

44

Median Age

33%

College-Educated

90%

High-School Grad

26.2 sq mi

ZIP Area

61

Density / Sq Mi

$79,531

Median Household Income

$47,500

Median Earnings

$850

Median Rent

$202,400

Median Home Value

Questions? Ask Rey

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What type of property is this? Where is this assisted living facilities located? What is the asking price? Find similar properties ... What are key features of this property?

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Similar Off Market Nearby

• Rainbow Retirement & Assisted — 109 Meyer Farm Rd, Arnoldsville, GA 30619

Frequently Asked Questions

What type of property is this?

Assisted living facility - Licensed personal care facility with renovated interiors, private bathrooms, dining space, and commercial kitchen infrastructure.

Where is this assisted living facility located?

The property is located at 109 Meyer Farm Rd Arnoldsville, GA.

What is the asking price?

The asking price for this property is $1,500,000.

What are key features of this property?

This property features: Licensed 24‑bed Personal Care Home with 14 units; Approximately 6,290 square feet on ±2.56 acres; Building constructed in 1997 and renovated in 2019