Mixed-Use Property with Multi-Structure
For Sale
$295,000
1265 Highway 16 W, Newnan, GA 30263
COMMERCIAL - Newnan, GA
Property Size3,700 SF
Lot Size1.25 Acres
Price / SF$79.73
Days on Market132
Property Features for 1265 Highway 16 W
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-3
Parking
4
Parking features
Parking Lot
Interior features
Restrooms
Fencing
Chain Link
Lot features
Level
Directions
GPS Friendly.
Standard status
Active
APN
047 5099 002A
Size
3,700 SF
Lot size
1.25 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
449
Utilities
Utilities
Cable Available
Heating system
Central
Cooling system
Central Air
Water source
Well
Building Details
Year built
1979
Floors in Building
2
Flooring type
Vinyl, Laminate
Building materials
Block, Wood Siding
Roof type
Asphalt
Additional Structures
Other
Listing Agency:
Maximum One Realty Greater ATL.
(770) 919-8825
Listed By:
JAMES E
(770) 366-1077
Added: Apr 3
Changed: Aug 4
Last Checked: Aug 12 at 8:06AM
MLS# 7748853
Copyright © 2026 First Multiple Listing Service, Inc. 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 mixed-use property is set up with multiple structures that support a combination of residential living and office or work space. The upper, larger structure offers two levels with approximately 3,000 square feet of usable space, including a large open office area, additional separate office areas, two bathrooms, a kitchen, and a full unfinished basement for storage, a workshop, or manufacturing. A residential cottage on-site provides 700+ square feet of living space with two bedrooms, one full bath, a living room, kitchen, and laundry. Additional features include two more storage sites, a barn, a storage shed, and a creek.
The property sits on a 1.25-acre lot and is zoned C-3. Built in 1979, it features block and wood siding construction, vinyl and laminate flooring, central heating and central air conditioning, an asphalt roof, chain link fencing, and parking in a parking lot. Utilities include cable available, and the water source is a well.
The property sits on a 1.25-acre lot and is zoned C-3. Built in 1979, it features block and wood siding construction, vinyl and laminate flooring, central heating and central air conditioning, an asphalt roof, chain link fencing, and parking in a parking lot. Utilities include cable available, and the water source is a well.
Key Highlights
- 1.25‑acre mixed‑use property zoned C‑3 with multi‑structure setup
- Upper, larger structure has about 3,000 sq ft of usable space across two levels
- Residential cottage includes 700+ sq ft with two bedrooms and one full bath
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
$22,540
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
7.64%
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%
$450,800
$450.8K
Cap Rate 7%
$322,000
$322.0K
Cap Rate 9%
$250,444
$250.4K
Market Conditions
NOI Build-Up for 3,700 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
$35.1K $9.48/SF
− Vacancy
−$2.9K −$0.78/SF
EGI
$32.2K $8.70/SF
− OpEx
−$9.7K −$2.61/SF
NOI
$22.5K $6.09/SF
Area
Coweta County, GA
Vacancy
8.20%
Lease Rate
$9.48 /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%
$450,800
Cap Rate 7%
$322,000
Cap Rate 9%
$250,444
Alternative Uses
Best Use
Office B
$707.8K
$619.3K – $825.8K
NOI $49,547 @ 7.0% cap · market cap 16.80%
Second Best
Mixed Use
$642.2K
$561.9K – $749.3K
NOI $44,955 @ 7.0% cap · market cap 15.24%
Theoretical Best
Office A
$1.03M
$905.0K – $1.21M
NOI $72,400 @ 7.0% cap · market cap 24.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
43
Businesses Nearby
Explore this area
Business Placement
Demographics for 30263, GA
60,467
Population
23,792
Households
2.5
Avg Household Size
38
Median Age
31%
College-Educated
89%
High-School Grad
198.2 sq mi
ZIP Area
305
Density / Sq Mi
$79,752
Median Household Income
$44,508
Median Earnings
$1,332
Median Rent
$278,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - C-3 zoned mixed-use property with central heat and air, well water, cable available, and multiple structures for residential and office use.
Where is this mixed-use property located?
The property is located at 1265 Highway 16 W Newnan, GA.
What is the asking price?
The asking price for this property is $295,000.
What are key features of this property?
This property features: 1.25‑acre mixed‑use property zoned C‑3 with multi‑structure setup; Upper, larger structure has about 3,000 sq ft of usable space across two levels; Residential cottage includes 700+ sq ft with two bedrooms and one full bath
