Freestanding Restaurant
For Sale
$325,000
115 Elm St, Lincolnton, GA 30817
Updated restaurant property with highway exposure, on-site parking, and existing dining infrastructure.
Property Size1,952 SF
Price / SF$166.50
Days on Market9
Property Features for 115 Elm St
General Information
Standard status
Active
Size
1,952 SF
Total Parking Spaces
30
Site & Location
Corner Location
Yes
Pylon Signage
Yes
Highway Access
Yes
Road Access
Yes
Restaurant
Seating Capacity
45
Grease Trap
Yes
Amenities
Low E windows
dumpster enclosure
insulated glass windows
tankless water heater
Building Details
Year Built
1995
Buildings
1
Listing Agency:
Gold Oak Real Estate
(706) 833-5313
Listed By:
Sandy Jones Butler · License #341065
Source:
Brockteam
Added: Aug 20
Changed: Aug 28
Last Checked: Aug 28 at 1:00PM
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 Gold Oak Real Estate
Investment Insights
Based on property information with market context.
This freestanding restaurant property at 115 Elm St features seating for approximately 45 guests and 30 designated parking spaces. Built in 1995, the building includes updated Low-E windows, refreshed bathrooms, multiple new plumbing fixtures and faucets, and a new tankless water heater. Additional restaurant infrastructure includes inground grease traps, a three-sided dumpster location, and an out-of-view grease dump location.
The property sits at the intersection of Hwy 47 and Hwy 378 in Lincolnton, with access along two state highway corridors leading toward Lake Thurmond/Clarks Hill Lake. A roadside sign with marquee provides a prominent identification feature, while the 378-facing side has new insulated glass. The building’s existing configuration supports restaurant use and may also accommodate other commercial uses identified in the property information, including a cafe, retail shop, or professional office.
The property sits at the intersection of Hwy 47 and Hwy 378 in Lincolnton, with access along two state highway corridors leading toward Lake Thurmond/Clarks Hill Lake. A roadside sign with marquee provides a prominent identification feature, while the 378-facing side has new insulated glass. The building’s existing configuration supports restaurant use and may also accommodate other commercial uses identified in the property information, including a cafe, retail shop, or professional office.
Key Highlights
- Freestanding restaurant building with seating for approximately 45 guests
- 30 designated on‑site parking spaces
- Located at the intersection of Hwy 47 and Hwy 378
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
$22,935
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
7.06%
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%
$458,700
$458.7K
Cap Rate 7%
$327,643
$327.6K
Cap Rate 9%
$254,833
$254.8K
Market Conditions
NOI Build-Up for 1,952 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
$32.3K $16.56/SF
− Vacancy
−$1.7K −$0.89/SF
EGI
$30.6K $15.67/SF
− OpEx
−$7.6K −$3.92/SF
NOI
$22.9K $11.75/SF
Area
Lincoln County, GA
Vacancy
5.40%
Lease Rate
$16.56 /SF/Yr
Expense Ratio
25.00%
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%
$458,700
Cap Rate 7%
$327,643
Cap Rate 9%
$254,833
Alternative Uses
Best Use
Specialty Retail
$327.6K
$286.7K – $382.3K
NOI $22,935 @ 7.0% cap · market cap 7.06%
Second Best
Retail
$310.6K
$271.8K – $362.4K
NOI $21,745 @ 7.0% cap · market cap 6.69%
Theoretical Best
Office A
$616.1K
$539.1K – $718.8K
NOI $43,129 @ 7.0% cap · market cap 13.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Grease trap
Location Intelligence
Trade Area within ½ mile
212
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 30817, GA
7,364
Population
4,197
Households
1.8
Avg Household Size
48
Median Age
16%
College-Educated
87%
High-School Grad
191.2 sq mi
ZIP Area
39
Density / Sq Mi
$49,658
Median Household Income
$32,913
Median Earnings
$736
Median Rent
$169,400
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Updated restaurant property with highway exposure, on-site parking, and existing dining infrastructure.
Where is this conventional restaurant located?
The property is located at 115 Elm St Lincolnton, GA.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Freestanding restaurant building with seating for approximately 45 guests; 30 designated on‑site parking spaces; Located at the intersection of Hwy 47 and Hwy 378
