Licensed Personal Care Home
For Sale
Contact for pricing
1141 Corinth Rd, Newnan, GA 30263
15-unit licensed personal care home with real estate included.
Property Size5,574 SF
Lot Size5.11 Acres
Price / SF$376.75
Days on Market1312
Property Features for 1141 Corinth Rd
General Information
Standard status
Active
Size
5,574 SF
Lot size
5.11 Acres
Property subtype
Senior Living
Zoning
RC
Occupancy
90%
Investment Type
Stabilized
Net Operating Income
$230,000
Building Details
Year Built
1996
Stories
1
Units
15
Listing Agency:
Bull Realty
(404) 876-1640
Listed By:
Ernie Anaya · License #GA 356482
Source:
Crexi
Added: Jan 7, 2023
Changed: Aug 8
Last Checked: Aug 9 at 10:58AM
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 Bull Realty
Investment Insights
Based on property information with market context.
This is a 15-unit licensed Personal Care Home, including real estate and business, located in Newnan, GA (Metro Atlanta) on 5.11 acres. The property is zoned RC. The property is fully furnished and currently has 100% occupancy. The property has below market rental rates. The total demand is 322 Assisted Living units today growing to 421 in 2026 in the PMA, a 30.74 % increase. There is a total of 286 units with within the 10-mile PMA with 0 planned new units. The Unmet Demand for Assisted Living units in the Newnan PMA totals 36 units growing to 135 units in 2026, an 275.0 % increase. Demographics for Age 75+ within the 10 mile radius are as follows: Average Household Income is $54,914, average net worth is $910,804, and average housing values are $274,022. Disability statistics age 75+ in Newnan include: Cognitive Difficulty (e.g., Alzheimer’s) – 37.5%, Ambulatory Difficulty – 45.7%, Self-Care – 34.5%, Independent Living Difficulty – 62.2%. The 10-mile PMA average rents for assisted living is $5,124. The property offers the ability to add cottages.
Key Highlights
- 100% Occupancy in Metro Atlanta, significantly outperforming the 74.6% average.
- Significant unmet demand for assisted living units in the 10‑mile PMA, projected to grow 275% by 2026.
- Includes both real estate and the operating business.
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
$74,881
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
3.57%
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%
$1,497,620
$1.5M
Cap Rate 7%
$1,069,729
$1.1M
Cap Rate 9%
$832,011
$832.0K
Market Conditions
NOI Build-Up for 5,574 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
$145.1K $26.04/SF
− Vacancy
−$9.0K −$1.61/SF
EGI
$136.1K $24.43/SF
− OpEx
−$61.3K −$10.99/SF
NOI
$74.9K $13.43/SF
Area
Coweta County, GA
Vacancy
6.20%
Lease Rate
$26.04 /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%
$1,497,620
Cap Rate 7%
$1,069,729
Cap Rate 9%
$832,011
Alternative Uses
Best Use
Apartment 5plus
$1.07M
$936.0K – $1.25M
NOI $74,881 @ 7.0% cap · market cap 3.57%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.56M
$1.36M – $1.82M
NOI $109,070 @ 7.0% cap · market cap 5.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
35
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 30263, GA
60,467
Population
23,792
Households
2.5
Avg Household Size
38
Median Age
31%
College-Educated
89%
High-School Grad
198.2 sq mi
ZIP Area
305
Density / Sq Mi
$79,752
Median Household Income
$44,508
Median Earnings
$1,332
Median Rent
$278,200
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Corinth Road Personal Care — 1141 Corinth Rd, Newnan, GA 30263
Frequently Asked Questions
What type of property is this?
Assisted living facility - 15-unit licensed personal care home with real estate included.
Where is this assisted living facility located?
The property is located at 1141 Corinth Rd Newnan, GA.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: 100% Occupancy in Metro Atlanta, significantly outperforming the 74.6% average.; Significant unmet demand for assisted living units in the 10‑mile PMA, projected to grow 275% by 2026.; Includes both real estate and the operating business.
