Single-Family Farmhouse with Screened
For Sale
$199,900
Pending
164 Stoops Way, Rocky Face, GA 30740
Residential, Farm, ROCKY FACE, GA
Property Size1,120 SF
Lot Size1.09 Acres
Days on Market49
Property Features for 164 Stoops Way
General Information
Property type
Residential
Property subtype
Farm
Bedrooms
2
Bathrooms
1
Rooms
Laundry Room, Bathroom 1, Bedroom 1, Bedroom 2
Window features
Vinyl Frames
Patio and Porch features
Porch
Interior features
Ceiling Fan(s), Laundry-Closet
Exterior features
Porch-Screened
Basement
Crawl Space
Appliances
Oven/Range Combo-Electric
Elementary school
West Side
Middle school
Westside
High school
Northwest
Elementary school district
12
Middle school district
12
High school district
12
Subdivision
3-Whitfield Co-NW
Standard status
Pending
APN
12-115-08-028
Size
1,120 SF
Lot size
1.09 Acres
Taxes and HOA fees
Tax Year
2026
Utilities
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1994
Floors in Building
1
Flooring type
Vinyl, Hardwood
Architectural style
Other
Listing Agency:
Coldwell Banker Kinard Realty - Dalton · Coldwell Banker Real Estate
(706) 226-5182
Listed By:
Annie Hammontree
(706) 260-7926
Added: Jul 14
Changed: Aug 19
Last Checked: Aug 31 at 9:06AM
MLS# 136002
Copyright © 2026 Carpet Capital Association of REALTORS®. 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.
One-level farmhouse offers 2 bedrooms and 1 bathroom in a well-maintained home with a screened-in front porch. The property also includes two storage buildings, providing additional space for tools, hobbies, or extra storage. With approximately 1.09 acres of land and about 1,120 square feet of living space, it’s set up for straightforward, comfortable single-family living.
Located in Rocky Face, Georgia, the home sits on a country lot and is positioned for quiet enjoyment. The screened porch offers a sheltered outdoor space for relaxing at home.
Included on the property are the two storage buildings, which can help supplement on-site storage needs. The home’s one-level layout supports easy day-to-day living within the existing floor plan.
Located in Rocky Face, Georgia, the home sits on a country lot and is positioned for quiet enjoyment. The screened porch offers a sheltered outdoor space for relaxing at home.
Included on the property are the two storage buildings, which can help supplement on-site storage needs. The home’s one-level layout supports easy day-to-day living within the existing floor plan.
Key Highlights
- One‑level 2‑bedroom, 1‑bath farmhouse built in 1994
- Over one acre of land with a screened‑in front porch
- Central heating and central air conditioning
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
$6,812
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
3.41%
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%
$136,240
$136.2K
Cap Rate 7%
$97,314
$97.3K
Cap Rate 9%
$75,689
$75.7K
Market Conditions
NOI Build-Up for 1,120 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
$13.0K $11.64/SF
− Vacancy
−$652 −$0.58/SF
EGI
$12.4K $11.06/SF
− OpEx
−$5.6K −$4.98/SF
NOI
$6.8K $6.08/SF
Area
Whitfield County, GA
Vacancy
5.00%
Lease Rate
$11.64 /SF/Yr
Expense Ratio
45.00%
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%
$136,240
Cap Rate 7%
$97,314
Cap Rate 9%
$75,689
Alternative Uses
Best Use
Apartment 5plus
$97.3K
$85.2K – $113.5K
NOI $6,812 @ 7.0% cap · market cap 3.41%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$178.9K
$156.5K – $208.7K
NOI $12,520 @ 7.0% cap · market cap 6.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
21
Businesses Nearby
Explore this area
Business Placement
Demographics for 30740, GA
8,394
Population
3,356
Households
2.5
Avg Household Size
42
Median Age
25%
College-Educated
91%
High-School Grad
50.1 sq mi
ZIP Area
168
Density / Sq Mi
$88,665
Median Household Income
$39,397
Median Earnings
$727
Median Rent
$241,600
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - One-level 2-bedroom, 1-bath farmhouse with a screened-in front porch and two storage buildings on 1.09 acres.
Where is this single family property located?
The property is located at 164 Stoops Way Rocky Face, GA.
What is the asking price?
The asking price for this property is $199,900.
What are key features of this property?
This property features: One‑level 2‑bedroom, 1‑bath farmhouse built in 1994; Over one acre of land with a screened‑in front porch; Central heating and central air conditioning
