Multi-Tenant Retail Shopping
For Sale
$2,530,000
12156 Highway 92, Woodstock, GA 30188
Leased to McDonald's Corporation and Cherokee Humane Society Thrift Store through 2029.
Property Size8,909 SF
Days on Market8
Property Features for 12156 Highway 92
General Information
Standard status
Active
Size
8,909 SF
Property subtype
Retail - Street Retail
Building Details
Building Size
8,909 SF
Year Built
2004
Listing Agency:
Skyline Seven Real Estate
(404) 812-8927
Listed By:
Elliott Kyle · License #299687
Source:
Commercialcafe
Added: Aug 25
Changed: Aug 30
Last Checked: Aug 31 at 1:26PM
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 Skyline Seven Real Estate
Investment Insights
Based on property information with market context.
Built in 2004, this multi-tenant retail property is fully leased to McDonald's Corporation and Cherokee Humane Society Thrift Store. Both occupants have lease commitments extending through 2029, and the agreements include scheduled rental increases.
The property fronts Highway 92 in Woodstock, Georgia, placing the retail center along an established commercial corridor. The surrounding five-mile area has average household incomes exceeding $160,000 and documented population growth, providing relevant demographic context for the existing retail tenancy.
The property fronts Highway 92 in Woodstock, Georgia, placing the retail center along an established commercial corridor. The surrounding five-mile area has average household incomes exceeding $160,000 and documented population growth, providing relevant demographic context for the existing retail tenancy.
Key Highlights
- 100% leased to McDonald's Corporation and Cherokee Humane Society Thrift Store
- Lease commitments from both tenants extend through 2029
- Scheduled rental increases included in the lease agreements
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
$125,308
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
4.95%
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%
$2,506,160
$2.5M
Cap Rate 7%
$1,790,114
$1.8M
Cap Rate 9%
$1,392,311
$1.4M
Market Conditions
NOI Build-Up for 8,909 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
$195.6K $21.96/SF
− Vacancy
−$16.6K −$1.87/SF
EGI
$179.0K $20.09/SF
− OpEx
−$53.7K −$6.03/SF
NOI
$125.3K $14.07/SF
Area
Cherokee 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%
$2,506,160
Cap Rate 7%
$1,790,114
Cap Rate 9%
$1,392,311
Alternative Uses
Best Use
Retail
$1.79M
$1.57M – $2.09M
NOI $125,308 @ 7.0% cap · market cap 4.95%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.50M
$2.19M – $2.92M
NOI $175,115 @ 7.0% cap · market cap 6.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
696
Businesses Nearby
371k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 30%
Superstores 26%
Groceries 21%
Shops & Services 20%
Walmart
Superstores
97,395 visits/mo
0.3 miles
Publix
Groceries
41,528 visits/mo
0.2 miles
Kroger
Groceries
36,382 visits/mo
0.1 miles
McDonald's
Dining
21,150 visits/mo
0.1 miles
Circle K
Shops & Services
20,316 visits/mo
0.1 miles
Demographics for 30188, GA
67,972
Population
26,759
Households
2.5
Avg Household Size
40
Median Age
47%
College-Educated
95%
High-School Grad
43.7 sq mi
ZIP Area
1,555
Density / Sq Mi
$105,395
Median Household Income
$55,281
Median Earnings
$1,736
Median Rent
$389,100
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.
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Frequently Asked Questions
What type of property is this?
Shopping center - Leased to McDonald's Corporation and Cherokee Humane Society Thrift Store through 2029.
Where is this shopping center located?
The property is located at 12156 Highway 92 Woodstock, GA.
What is the asking price?
The asking price for this property is $2,530,000.
What are key features of this property?
This property features: 100% leased to McDonald's Corporation and Cherokee Humane Society Thrift Store; Lease commitments from both tenants extend through 2029; Scheduled rental increases included in the lease agreements
