Commercial Property Near GA
For Sale
$624,900
4455 Jot Em Down Rd, Cumming, GA 30028
Renovated commercial property with high traffic and future growth potential.
Property Size1,264 SF
Lot Size0.88 Acres
Price / SF$494.38
Days on Market232
Property Features for 4455 Jot Em Down Rd
General Information
Standard status
Active
Size
1,264 SF
Lot size
0.88 Acres
Building Details
Year Built
1951
Listing Agency:
Keller Williams Realty Community Partners
Listed By:
THE MILFORD TEAM
(678) 648-5500
Source:
Annakintown
Added: Jan 26
Changed: Sep 8
Last Checked: Sep 14 at 7:22PM
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 Keller Williams Realty Community Partners
Investment Insights
Based on property information with market context.
This commercial property is situated on 0.88 acres in a high-traffic area near GA 400. The surrounding area features undeveloped commercial properties, indicating potential for future growth. The property includes a completely renovated older home with an open floor plan, refinished wood flooring, a fireplace, and numerous windows. A spacious side porch enhances the building's appeal. Concrete parking is available, along with a two-car carport. Currently operating as a hair salon, the property is suitable for professional or personal services. An outbuilding provides storage space.
Key Highlights
- Highly desirable, high‑traffic commercial location near GA 400.
- Completely renovated older home featuring an open floor plan and refinished wood flooring.
- Suitable for professional or personal services; currently operating as a hair salon.
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
$17,779
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
2.85%
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%
$355,580
$355.6K
Cap Rate 7%
$253,986
$254.0K
Cap Rate 9%
$197,544
$197.5K
Market Conditions
NOI Build-Up for 1,264 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
$27.8K $21.96/SF
− Vacancy
−$2.4K −$1.87/SF
EGI
$25.4K $20.09/SF
− OpEx
−$7.6K −$6.03/SF
NOI
$17.8K $14.07/SF
Area
Forsyth 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%
$355,580
Cap Rate 7%
$253,986
Cap Rate 9%
$197,544
Alternative Uses
Best Use
Retail
$254.0K
$222.2K – $296.3K
NOI $17,779 @ 7.0% cap · market cap 2.85%
Second Best
Office B
$241.8K
$211.6K – $282.1K
NOI $16,926 @ 7.0% cap · market cap 2.71%
Theoretical Best
Office A
$353.3K
$309.2K – $412.2K
NOI $24,734 @ 7.0% cap · market cap 3.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
67
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 30028, GA
30,318
Population
11,720
Households
2.6
Avg Household Size
37
Median Age
42%
College-Educated
94%
High-School Grad
50.0 sq mi
ZIP Area
606
Density / Sq Mi
$132,569
Median Household Income
$61,932
Median Earnings
$2,101
Median Rent
$429,000
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 Office in South region
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Frequently Asked Questions
What type of property is this?
Storefront property - Renovated commercial property with high traffic and future growth potential.
Where is this storefront property located?
The property is located at 4455 Jot Em Down Rd Cumming, GA.
What is the asking price?
The asking price for this property is $624,900.
What are key features of this property?
This property features: Highly desirable, high‑traffic commercial location near GA 400.; Completely renovated older home featuring an open floor plan and refinished wood flooring.; Suitable for professional or personal services; currently operating as a hair salon.
