Workshop Property with Parking
For Sale
$225,000
1397 McPherson Church Road, Dallas, GA 30132
A buildable flat lot includes a fully equipped 1,440 SF garage/workshop with overhead doors, power, and welding setup.
Property Size1,440 SF
Lot Size3.56 Acres
Price / SF$156.25
Days on Market417
Property Features for 1397 McPherson Church Road
General Information
Standard status
Active
Size
1,440 SF
Lot size
3.56 Acres
Property subtype
Land / Other
Additional Details
Clear Height
15 ft
Taxes and HOA fees
Annual Taxes
$300
Amenities
Hardwoods
.00
No
Garage(s)
Paved
County Road, Easement
Listing Agency:
Atlanta Communities
(404) 396-0431
Listed By:
Laura Dean · License #408680
(404) 396-0431
Source:
Compass
Added: Jun 22, 2025
Changed: Aug 8
Last Checked: Mar 25 at 7:31PM
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 Atlanta Communities
Investment Insights
Based on property information with market context.
This 3.56-acre property is designed for both workspace and expansion, featuring a fully equipped 1,440 SF garage/workshop. The garage includes two large overhead doors, 15' ceilings, attic storage, 240V electric, a large A/C unit, welding lines, and built-in workbenches and storage cabinets. A deep private well and septic system are in place, and the lot is cleared and ready for development.
The property also offers a large asphalt parking pad and an asphalt driveway, supporting practical day-to-day access for vehicles, equipment, and contractors. A working deep well adds to the self-contained utility setup.
Overall, the site combines an operational workshop improvement with a buildable, flat layout suitable for adding a custom home or additional structures.
The property also offers a large asphalt parking pad and an asphalt driveway, supporting practical day-to-day access for vehicles, equipment, and contractors. A working deep well adds to the self-contained utility setup.
Overall, the site combines an operational workshop improvement with a buildable, flat layout suitable for adding a custom home or additional structures.
Key Highlights
- 3.56‑acre property with a cleared, buildable flat lot for a custom home and/or additional structures
- Fully equipped 1,440 SF garage/workshop with two large overhead doors and 15' ceilings
- Garage includes 240V electric, large A/C unit, built‑in workbenches, and storage cabinets
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
$8,772
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
3.90%
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%
$175,440
$175.4K
Cap Rate 7%
$125,314
$125.3K
Cap Rate 9%
$97,467
$97.5K
Market Conditions
NOI Build-Up for 1,440 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
$13.7K $9.48/SF
− Vacancy
−$1.1K −$0.78/SF
EGI
$12.5K $8.70/SF
− OpEx
−$3.8K −$2.61/SF
NOI
$8.8K $6.09/SF
Area
Paulding 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%
$175,440
Cap Rate 7%
$125,314
Cap Rate 9%
$97,467
Alternative Uses
Best Use
Industrial
$125.3K
$109.7K – $146.2K
NOI $8,772 @ 7.0% cap · market cap 3.90%
Second Best
Flex RnD
$119.9K
$104.9K – $139.9K
NOI $8,394 @ 7.0% cap · market cap 3.73%
Theoretical Best
Office A
$404.4K
$353.8K – $471.8K
NOI $28,305 @ 7.0% cap · market cap 12.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
15 ft
Clear height
Location Intelligence
Trade Area within ½ mile
12
Businesses Nearby
Explore this area
Business Placement
Demographics for 30132, GA
46,580
Population
18,016
Households
2.6
Avg Household Size
35
Median Age
28%
College-Educated
93%
High-School Grad
102.4 sq mi
ZIP Area
455
Density / Sq Mi
$102,800
Median Household Income
$48,262
Median Earnings
$1,514
Median Rent
$332,700
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential land & home lot - A buildable flat lot includes a fully equipped 1,440 SF garage/workshop with overhead doors, power, and welding setup.
Where is this residential land & home lot located?
The property is located at 1397 McPherson Church Road Dallas, GA.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: 3.56‑acre property with a cleared, buildable flat lot for a custom home and/or additional structures; Fully equipped 1,440 SF garage/workshop with two large overhead doors and 15' ceilings; Garage includes 240V electric, large A/C unit, built‑in workbenches, and storage cabinets
