Two-Level Mixed-Use
For Sale
$1,750,000
11 S Grove St, Dahlonega, GA 30533
B-3 zoning supports retail, hospitality, restaurant, office, and residential uses in a flexible downtown configuration.
Property Size12,740 SF
Price / SF$137.36
Days on Market39
Property Features for 11 S Grove St
General Information
Standard status
Active
Size
12,740 SF
Zoning
B-3 Historic Business District
Additional Details
Corner Location
Yes
Building Details
Year Built
1973
Buildings
1
Stories
2
Building Size
12,740 SF
Construction
structural steel
Listing Agency:
PAYNE Real Estate
(678) 341-7400
Listed By:
Zach Payne
Source:
Brockteam
Added: Jul 21
Changed: Aug 28
Last Checked: Aug 28 at 12:49PM
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 PAYNE Real Estate
Investment Insights
Based on property information with market context.
This mixed-use property contains 12,740 square feet across two expansive levels of approximately 6,000 square feet each. The existing layout is open-plan, with structural steel I-beam construction, high ceilings, and prominent storefront windows along both street-facing elevations. The building was constructed in 1973 and can support adaptive reuse or interior reconfiguration.
The property occupies the signalized intersection of 11 S Grove Street and E Main Street in downtown Dahlonega, within walking distance of the historic square, University of North Georgia campus, dining, retail, tasting rooms, and year-round tourism traffic. Its B-3 Historic Business District zoning accommodates retail, hospitality, restaurant, office, multi-family housing, single-family residential, and boutique hotel development. Approved renderings also provide for a 4,000 square foot, two-story expansion.
The property occupies the signalized intersection of 11 S Grove Street and E Main Street in downtown Dahlonega, within walking distance of the historic square, University of North Georgia campus, dining, retail, tasting rooms, and year-round tourism traffic. Its B-3 Historic Business District zoning accommodates retail, hospitality, restaurant, office, multi-family housing, single-family residential, and boutique hotel development. Approved renderings also provide for a 4,000 square foot, two-story expansion.
Key Highlights
- 12,740‑square‑foot mixed‑use building on two levels
- Approximately 6,000 square feet on each level with open‑plan interiors
- B‑3 Historic Business District zoning
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
$154,791
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
8.85%
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%
$3,095,820
$3.1M
Cap Rate 7%
$2,211,300
$2.2M
Cap Rate 9%
$1,719,900
$1.7M
Market Conditions
NOI Build-Up for 12,740 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
$275.2K $21.60/SF
− Vacancy
−$27.5K −$2.16/SF
EGI
$247.7K $19.44/SF
− OpEx
−$92.9K −$7.29/SF
NOI
$154.8K $12.15/SF
Area
Lumpkin County, GA
Vacancy
10.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$3,095,820
Cap Rate 7%
$2,211,300
Cap Rate 9%
$1,719,900
Alternative Uses
Best Use
Retail
$2.56M
$2.24M – $2.99M
NOI $179,193 @ 7.0% cap · market cap 10.24%
Second Best
Mixed Use
$2.21M
$1.93M – $2.58M
NOI $154,791 @ 7.0% cap · market cap 8.85%
Theoretical Best
Office A
$3.56M
$3.12M – $4.15M
NOI $249,292 @ 7.0% cap · market cap 14.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
981
Businesses Nearby
138k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 70%
Shops & Services 25%
Home Improvements & Furnishings 5%
Chick-fil-A
Dining
30,357 visits/mo
0.4 miles
Zaxby's Chicken Fingers & Buffalo Wings
Dining
16,451 visits/mo
0.4 miles
Whataburger
Dining
13,494 visits/mo
0.5 miles
Taco Bell
Dining
11,256 visits/mo
0.4 miles
Wendy's
Dining
9,082 visits/mo
0.5 miles
Demographics for 30533, GA
26,589
Population
11,047
Households
2.4
Avg Household Size
40
Median Age
31%
College-Educated
88%
High-School Grad
242.9 sq mi
ZIP Area
109
Density / Sq Mi
$70,417
Median Household Income
$31,105
Median Earnings
$1,080
Median Rent
$270,300
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - B-3 zoning supports retail, hospitality, restaurant, office, and residential uses in a flexible downtown configuration.
Where is this mixed-use property located?
The property is located at 11 S Grove St Dahlonega, GA.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: 12,740‑square‑foot mixed‑use building on two levels; Approximately 6,000 square feet on each level with open‑plan interiors; B‑3 Historic Business District zoning
