Warehouse Complex with Retail
For Sale
Contact for pricing
Pending
1385 East Highway 166, Bowdon, GA 30108
Two-building commercial property combines customer-facing space with warehouse capacity and expansion area.
Property Size16,830 SF
Lot Size11.00 Acres
Days on Market199
Property Features for 1385 East Highway 166
General Information
Standard status
Pending
Size
16,830 SF
Lot size
11.00 Acres
Property subtype
Retail
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Warehouse Space
6,000 SF
Building Details
Buildings
2
Construction
red-iron steel
Listing Agency:
CENTURY 21 Novus
(678) 664-1400
Listed By:
Curtis North · License #GA 171557
Source:
Crexi
Added: Feb 13
Changed: Aug 30
Last Checked: Aug 31 at 12:10AM
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 CENTURY 21 Novus
Investment Insights
Based on property information with market context.
This warehouse property includes two red-iron steel buildings totaling 16,830 square feet. The larger building contains 10,830 square feet of retail/showroom area and warehouse storage, while the second provides 6,000 square feet of warehouse space with tall sidewalls and ceilings. Insulation and loading docks or doors serve the buildings.
Set on 11 acres along East Highway 166, the property offers highway frontage and access to I-20. The site also includes a graded pad for another building, a pole barn, and additional land for expansion. The combination of showroom, storage, warehouse improvements, and supporting land provides a flexible commercial configuration.
Set on 11 acres along East Highway 166, the property offers highway frontage and access to I-20. The site also includes a graded pad for another building, a pole barn, and additional land for expansion. The combination of showroom, storage, warehouse improvements, and supporting land provides a flexible commercial configuration.
Key Highlights
- Two commercial buildings totaling 16,830 square feet
- 10,830‑square‑foot building with retail/showroom space and warehouse storage
- 6,000‑square‑foot warehouse with tall sidewalls and ceilings
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
$102,526
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
8.63%
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%
$2,050,520
$2.1M
Cap Rate 7%
$1,464,657
$1.5M
Cap Rate 9%
$1,139,178
$1.1M
Market Conditions
NOI Build-Up for 16,830 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
$159.5K $9.48/SF
− Vacancy
−$13.1K −$0.78/SF
EGI
$146.5K $8.70/SF
− OpEx
−$43.9K −$2.61/SF
NOI
$102.5K $6.09/SF
Area
Carroll 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%
$2,050,520
Cap Rate 7%
$1,464,657
Cap Rate 9%
$1,139,178
Alternative Uses
Best Use
Retail
$3.38M
$2.96M – $3.95M
NOI $236,720 @ 7.0% cap · market cap 19.93%
Second Best
Warehouse
$1.76M
$1.54M – $2.06M
NOI $123,546 @ 7.0% cap · market cap 10.40%
Theoretical Best
Office A
$4.70M
$4.12M – $5.49M
NOI $329,324 @ 7.0% cap · market cap 27.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
35
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 30108, GA
8,018
Population
3,147
Households
2.5
Avg Household Size
42
Median Age
21%
College-Educated
84%
High-School Grad
89.4 sq mi
ZIP Area
90
Density / Sq Mi
$62,143
Median Household Income
$43,726
Median Earnings
$854
Median Rent
$225,000
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- U-store-it Mini Storage — 1456 GA-166, Bowdon, GA 30108
Frequently Asked Questions
What type of property is this?
Warehouse - Two-building commercial property combines customer-facing space with warehouse capacity and expansion area.
Where is this warehouse located?
The property is located at 1385 East Highway 166 Bowdon, GA.
What is the asking price?
The asking price for this property is $1,188,000.
What are key features of this property?
This property features: Two commercial buildings totaling 16,830 square feet; 10,830‑square‑foot building with retail/showroom space and warehouse storage; 6,000‑square‑foot warehouse with tall sidewalls and ceilings
