Assisted Living Facility For
For Sale
Contact for pricing
2470 Dug Gap Rd, Dalton, GA 30720
23,120 SF assisted living facility in Dalton, Georgia.
Property Size23,120 SF
Price / SF$112.46
Days on Market184
Property Features for 2470 Dug Gap Rd
General Information
Standard status
Active
Size
23,120 SF
Property subtype
Senior Living
Zoning
R-7
Occupancy
77%
Investment Type
Owner/User
Building Details
Year Built
1991
Buildings
1
Stories
1
Units
40
Listing Agency:
Bull Realty
(404) 876-1640
Listed By:
John DeYonker · License #GA 165894
Source:
Crexi
Added: Feb 27
Changed: Aug 22
Last Checked: Aug 29 at 6:23PM
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 Bull Realty
Investment Insights
Based on property information with market context.
This property is a 23,120 square foot assisted living facility located in Dalton, Georgia. The property is suitable for commercial real estate and healthcare purposes.
Key Highlights
- ±23,120 SF Assisted Living Facility - a great investment opportunity.
- Located in Dalton, GA.
- For Sale.
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
$140,614
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
5.41%
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%
$2,812,280
$2.8M
Cap Rate 7%
$2,008,771
$2.0M
Cap Rate 9%
$1,562,378
$1.6M
Market Conditions
NOI Build-Up for 23,120 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
$269.1K $11.64/SF
− Vacancy
−$13.5K −$0.58/SF
EGI
$255.7K $11.06/SF
− OpEx
−$115.0K −$4.98/SF
NOI
$140.6K $6.08/SF
Area
Whitfield County, GA
Vacancy
5.00%
Lease Rate
$11.64 /SF/Yr
Expense Ratio
45.00%
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%
$2,812,280
Cap Rate 7%
$2,008,771
Cap Rate 9%
$1,562,378
Alternative Uses
Best Use
Apartment 5plus
$2.01M
$1.76M – $2.34M
NOI $140,614 @ 7.0% cap · market cap 5.41%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.69M
$3.23M – $4.31M
NOI $258,441 @ 7.0% cap · market cap 9.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
11
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 30720, GA
27,547
Population
10,731
Households
2.6
Avg Household Size
37
Median Age
29%
College-Educated
77%
High-School Grad
48.6 sq mi
ZIP Area
567
Density / Sq Mi
$65,620
Median Household Income
$38,014
Median Earnings
$965
Median Rent
$225,600
Median Home Value
Questions? Ask Rey
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Similar Off Market Nearby
- Oaks at Dalton — 2470 Dug Gap Rd, Dalton, GA 30720
- Oaks at Dalton Assisted Living — 2752 Dug Gap Rd, Dalton, GA 30720
Frequently Asked Questions
What type of property is this?
Assisted living facility - 23,120 SF assisted living facility in Dalton, Georgia.
Where is this assisted living facility located?
The property is located at 2470 Dug Gap Rd Dalton, GA.
What is the asking price?
The asking price for this property is $2,600,000.
What are key features of this property?
This property features: ±23,120 SF Assisted Living Facility - a great investment opportunity.; Located in Dalton, GA.; For Sale.
