Award-Winning Vineyard and
For Sale
Contact for pricing
665 N Hulett Rd, Villa Rica, GA
Established vineyard and winery with multiple revenue streams near Atlanta.
Property Size5,116 SF
Lot Size11.46 Acres
Price / SF$488.66
Days on Market532
Property Features for 665 N Hulett Rd
General Information
Standard status
Active
Size
5,116 SF
Lot size
11.46 Acres
Property subtype
RETAIL
Listing Agency:
Pen Pointe Brokers LLC
(404) 425-8949
Listed By:
Victoria Willis
(770) 910-7459
Source:
Moodyscre
Added: Mar 22, 2025
Changed: Sep 2
Last Checked: Sep 2 at 12:48AM
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 Pen Pointe Brokers LLC
Investment Insights
Based on property information with market context.
Little Vine Vineyards presents a unique opportunity to own an acclaimed vineyard and winery located 25 miles from Metro Atlanta. The 11.2-acre property includes 6 acres of mature vineyards and features an expansive wine-tasting area, a meticulously equipped wine production room, temperature-controlled bulk wine storage, and an elegant brick residence. The 5,116 square foot establishment has diverse operational facets, with revenue streams derived from retail and wholesale wine sales. There is also the potential to host weddings, parties, and corporate events. The annual grape harvest yields wines for a discerning clientele, with surplus yields providing additional revenue through sales to other wineries. The current owners are dedicated to facilitating a seamless transition, offering their expertise and support for a successful handover.
Key Highlights
- Established, award‑winning vineyard and winery with multiple revenue streams (retail/wholesale wine sales, events).
- Includes a fully equipped wine production facility, temperature‑controlled storage, and tasting area.
- Elegant brick residence included on the 11.2‑acre property.
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
$71,958
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
2.88%
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%
$1,439,160
$1.4M
Cap Rate 7%
$1,027,971
$1.0M
Cap Rate 9%
$799,533
$799.5K
Market Conditions
NOI Build-Up for 5,116 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
$112.3K $21.96/SF
− Vacancy
−$9.5K −$1.87/SF
EGI
$102.8K $20.09/SF
− OpEx
−$30.8K −$6.03/SF
NOI
$72.0K $14.07/SF
Area
Carroll County, GA
Vacancy
8.50%
Lease Rate
$21.96 /SF/Yr
Expense Ratio
30.00%
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%
$1,439,160
Cap Rate 7%
$1,027,971
Cap Rate 9%
$799,533
Alternative Uses
Best Use
Retail
$1.03M
$899.5K – $1.20M
NOI $71,958 @ 7.0% cap · market cap 2.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.43M
$1.25M – $1.67M
NOI $100,108 @ 7.0% cap · market cap 4.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
14
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Vineyard - Established vineyard and winery with multiple revenue streams near Atlanta.
Where is this vineyard located?
The property is located at 665 N Hulett Rd Villa Rica, GA.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: Established, award‑winning vineyard and winery with multiple revenue streams (retail/wholesale wine sales, events).; Includes a fully equipped wine production facility, temperature‑controlled storage, and tasting area.; Elegant brick residence included on the 11.2‑acre property.
