Building Details

Year Built 1940

Buildings 2

Stories 2

Listing Agency: Maximum One Premier Realtors m***@gmail.com Show Phone

Listed By: Mary Luhring

Source: Shortsaleatlanta

Added: Jul 21 Changed: Aug 28 Last Checked: Aug 28 at 1:07PM

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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 Maximum One Premier Realtors

Investment Insights

Based on property information with market context.

This 4.19-acre commercial property includes a 1940 farmhouse-style building configured with restaurant and retail areas on the lower level, plus separate upper-level rooms that could be remodeled for living quarters. Recent improvements include an expanded kitchen and a roof installed in 2025. The property also features a brick smokehouse with an open-pit grill and chimney, commercial kitchen infrastructure, a 1,000-gallon grease trap, a 1,500-gallon septic system, two 1,500-gallon aerobic treatment units, a 400-foot drain line, and 400+ amp electrical service. Optional restaurant equipment and furnishings are available separately.

Positioned at the signalized intersection of Highway 85, Highway 315, Warm Springs Road, and Harris Road, the property has 680 feet of road frontage on three sides, five entrances, and ample room for outdoor seating and parking. Ellerslie Park, a 130-acre park, is located across the highway, while Fort Moore is approximately 30 minutes away. C4 commercial classification supports the property’s stated restaurant, retail, event, catering, storage, and gas station uses.

Key Highlights

• 4.19‑acre commercial property with 680 feet of road frontage on three sides
• Signalized intersection of Highway 85, Highway 315, Warm Springs Road, and Harris Road
• Five property entrances provide access from the surrounding arterial roads

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

$47,570

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

3.74%

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%

$951,400 $951.4K

Cap Rate 7%

$679,571 $679.6K

Cap Rate 9%

$528,556 $528.6K

Market Conditions

NOI Build-Up for 3,645 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

$66.5K $18.24/SF

− Vacancy

−$3.1K −$0.84/SF

EGI

$63.4K $17.40/SF

− OpEx

−$15.9K −$4.35/SF

NOI

$47.6K $13.05/SF

Area

Harris County, GA

Vacancy

4.60%

Lease Rate

$18.24 /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%

$951,400

Cap Rate 7%

$679,571

Cap Rate 9%

$528,556

Alternative Uses

Best Use

Specialty Retail

$679.6K

$594.6K – $792.8K (±1% cap)

NOI $47,570 @ 7.0% cap · market cap 3.74%

Second Best

Retail

$634.3K

$555.0K – $740.0K (±1% cap)

NOI $44,399 @ 7.0% cap · market cap 3.49%

Theoretical Best

Office A

$815.6K

$713.6K – $951.5K (±1% cap)

NOI $57,090 @ 7.0% cap · market cap 4.48%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Conventional restaurants

Suggested Use

Top Pick Furniture & Home Goods (Bike/Boat/Book/etc) Store Restaurant Veterinary Clinic Daycare Center Hotel & Motel

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Highway access

Yes

Paved road access

Yes

Utilities to site

Yes

Grease trap

Yes

Liquor license

Location Intelligence

Trade Area within ½ mile

36

Businesses Nearby

Balanced

Demand for This Use

Explore this area Business Placement

Demographics for 31807, GA

2,855

Population

940

Households

3

Avg Household Size

42

Median Age

24%

College-Educated

96%

High-School Grad

13.4 sq mi

ZIP Area

213

Density / Sq Mi

$103,547

Median Household Income

$52,880

Median Earnings

$732

Median Rent

$290,000

Median Home Value

Market

Vacancy Rate% for Office in South region

14.4% 2019

16.4% 2020

17.3% 2021

18% 2022

18.6% 2023

20.3% 2024

20.2% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this conventional restaurants located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Conventional restaurant - Renovated commercial space includes restaurant and retail areas, upper-level rooms, and infrastructure for food-service operations.

Where is this conventional restaurant located?

The property is located at 3565 Ga Highway 85 Ellerslie, GA.

What is the asking price?

The asking price for this property is $1,273,500.

What are key features of this property?

This property features: 4.19‑acre commercial property with 680 feet of road frontage on three sides; Signalized intersection of Highway 85, Highway 315, Warm Springs Road, and Harris Road; Five property entrances provide access from the surrounding arterial roads