Commercial Land with Highway
For Sale
$1,200,000
11560 Veterans Memorial Highway, Douglasville, GA 30134
Douglasville, GA
Property Size3,792 SF
Lot Size7.46 Acres
Price / SF$316.46
Days on Market171
Property Features for 11560 Veterans Memorial Highway
General Information
Property type
Commercial Sale
Property subtype
Other
Standard status
Active
Size
3,792 SF
Lot size
7.46 Acres
Building Details
Year built
1987
Listing Agency:
Northwest Office · Berkshire Hathaway HomeServices
(770) 421-8600
Listed By:
Willie F. Smith, MRED · License #405521
(404) 941-0288
Added: Mar 27
Changed: Sep 13
Last Checked: Sep 13 at 7:06PM
MLS# 7361985
Copyright © 2026 Berkshire Hathaway HomeServices Georgia Properties. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 7.46-acre commercial land tract includes rolling terrain, 899 feet of road frontage, and remnants of a former car wash. A 200-foot well is located on the property, while the site is positioned along US-78 Highway with reported exposure to 11,200 vehicles per day.
The parcel is adjacent to an active railroad and is zoned for general commercial use. The property includes undeveloped areas, and caution is advised when accessing the site or walking the land. The address is 11560 Veterans Memorial Highway in Douglasville, Georgia.
The parcel is adjacent to an active railroad and is zoned for general commercial use. The property includes undeveloped areas, and caution is advised when accessing the site or walking the land. The address is 11560 Veterans Memorial Highway in Douglasville, Georgia.
Key Highlights
- 7.46‑acre commercial land tract
- 899 feet of road frontage along US‑78 Highway
- Reported exposure to 11,200 vehicles per day
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
$60,939
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
5.08%
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%
$1,218,780
$1.2M
Cap Rate 7%
$870,557
$870.6K
Cap Rate 9%
$677,100
$677.1K
Market Conditions
NOI Build-Up for 3,792 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
$87.4K $23.04/SF
− Vacancy
−$6.1K −$1.61/SF
EGI
$81.3K $21.43/SF
− OpEx
−$20.3K −$5.36/SF
NOI
$60.9K $16.07/SF
Area
Douglas County, GA
Vacancy
7.00%
Lease Rate
$23.04 /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%
$1,218,780
Cap Rate 7%
$870,557
Cap Rate 9%
$677,100
Alternative Uses
Best Use
Specialty Retail
$870.6K
$761.7K – $1.02M
NOI $60,939 @ 7.0% cap · market cap 5.08%
Second Best
Retail
$761.9K
$666.7K – $888.9K
NOI $53,336 @ 7.0% cap · market cap 4.44%
Theoretical Best
Office A
$1.06M
$927.5K – $1.24M
NOI $74,201 @ 7.0% cap · market cap 6.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
130
Businesses Nearby
18k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Chevron
Shops & Services
10,846 visits/mo
0.1 miles
Dollar General
Shops & Services
7,376 visits/mo
0.4 miles
Demographics for 30134, GA
46,874
Population
17,233
Households
2.7
Avg Household Size
35
Median Age
25%
College-Educated
90%
High-School Grad
52.1 sq mi
ZIP Area
900
Density / Sq Mi
$73,699
Median Household Income
$40,753
Median Earnings
$1,272
Median Rent
$244,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Commercial land - General-commercial land with US-78 exposure, railroad adjacency, and an existing 200-foot well.
Where is this commercial land located?
The property is located at 11560 Veterans Memorial Highway Douglasville, GA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 7.46‑acre commercial land tract; 899 feet of road frontage along US‑78 Highway; Reported exposure to 11,200 vehicles per day
