Event Venue with Amphitheater
For Sale
$950,000
348 Highway 9 S, Dawsonville, GA 30534
Former wedding and event venue includes a functioning commercial kitchen, walk-in freezer/cooler, and outdoor amphitheater seating.
Property Size3,782 SF
Days on Market115
Property Features for 348 Highway 9 S
General Information
Standard status
Active
Size
3,782 SF
Property subtype
Other Hospitality
Building Details
Building Size
3,782 SF
Year Built
2006
Listing Agency:
Bull Realty
Listed By:
Darrell Chapman · License #291870
(404) 876-1640
Source:
Thebrokerlist
Added: May 14
Changed: Sep 5
Last Checked: Sep 5 at 3:34AM
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 former wedding and event venue comes turnkey with FF&E remaining in place, including a commercial kitchen with functioning equipment and a walk-in freezer/cooler. The property also features a pond of approximately ±1.5 acres with a dock, along with an outdoor amphitheater with seating for 200 people. Outdoor tables and chairs are included, and the main building may also be operated as a stand-alone restaurant.
The property is located in the heart of Dawsonville within walking distance of the town square, with access to nearby attractions including the Foothills of the Appalachia, Amicalola Falls, and the GA-400 corridor.
In addition to the event-use amenities, the existing improvements support restaurant operations through the on-site commercial kitchen and equipment.
The property is located in the heart of Dawsonville within walking distance of the town square, with access to nearby attractions including the Foothills of the Appalachia, Amicalola Falls, and the GA-400 corridor.
In addition to the event-use amenities, the existing improvements support restaurant operations through the on-site commercial kitchen and equipment.
Key Highlights
- Former wedding/event venue (built 2006) within walking distance of the Dawsonville town square
- FF&E included, including a commercial kitchen with functioning equipment and a walk‑in freezer/cooler
- ±1.5‑acre pond with dock, plus an outdoor amphitheater with seating for 200 people
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
$60,778
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
6.40%
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%
$1,215,560
$1.2M
Cap Rate 7%
$868,257
$868.3K
Cap Rate 9%
$675,311
$675.3K
Market Conditions
NOI Build-Up for 3,782 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
$87.1K $23.04/SF
− Vacancy
−$6.1K −$1.61/SF
EGI
$81.0K $21.43/SF
− OpEx
−$20.3K −$5.36/SF
NOI
$60.8K $16.07/SF
Area
Dawson County, GA
Vacancy
7.00%
Lease Rate
$23.04 /SF/Yr
Expense Ratio
25.00%
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%
$1,215,560
Cap Rate 7%
$868,257
Cap Rate 9%
$675,311
Alternative Uses
Best Use
Specialty Retail
$868.3K
$759.7K – $1.01M
NOI $60,778 @ 7.0% cap · market cap 6.40%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.06M
$925.1K – $1.23M
NOI $74,005 @ 7.0% cap · market cap 7.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
390
Businesses Nearby
63k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 58%
Groceries 29%
Dining 13%
Food Lion Grocery Store
Groceries
18,110 visits/mo
0.5 miles
Circle K
Shops & Services
17,243 visits/mo
0.3 miles
Bojangles' Famous Chicken 'n Biscuits
Dining
8,065 visits/mo
0.4 miles
Dollar General
Shops & Services
6,288 visits/mo
0.4 miles
BP
Shops & Services
5,336 visits/mo
0.3 miles
Demographics for 30534, GA
30,903
Population
13,394
Households
2.3
Avg Household Size
42
Median Age
33%
College-Educated
90%
High-School Grad
212.9 sq mi
ZIP Area
145
Density / Sq Mi
$88,953
Median Household Income
$45,619
Median Earnings
$1,426
Median Rent
$336,600
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Wedding venue - Former wedding and event venue includes a functioning commercial kitchen, walk-in freezer/cooler, and outdoor amphitheater seating.
Where is this wedding venue located?
The property is located at 348 Highway 9 S Dawsonville, GA.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Former wedding/event venue (built 2006) within walking distance of the Dawsonville town square; FF&E included, including a commercial kitchen with functioning equipment and a walk‑in freezer/cooler; ±1.5‑acre pond with dock, plus an outdoor amphitheater with seating for 200 people
