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    Tignall Personal Care Home Business Title is generated by Realmo AI

    185 S Hulin Ave, Tignall, GA 30668

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    For Sale
    $875,000

    Turn-key 12-bed assisted living facility in a rural setting.

    Type:Special Purpose
    Added:
    Nov 25, 2025
    Days on Market:
    178
    Last Refresh:
    Apr 5 at 8:21 pm

    Property Features for 185 S Hulin Ave

    General Information

    Standard status
    Active
    Property subtype
    Special Purpose

    Building Details

    Year Built
    1930

    We can help!

    Listing Contact
    Brice Burns

    Listing agent Brice Burns License #GA 417450

    Listing office Bull Realty, Inc. - Atlanta

    Listing date Nov 25, 2025

    Source Bullrealty

    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, Inc. - Atlanta

    HighLights

    • 100% Occupancy with a Wait List: Demonstrates strong demand and immediate income generation.
    • Stable Cash Flow Opportunity: Turn‑key asset ideal for operators or investors.
    • 12 Beds/5 Bedrooms: Boutique senior housing facility designed for personal care.
    • Mix of Private‑Pay and CCSP Residents: Diversified income stream.
    • Located in a Quiet, Rural Setting: Ideal environment for assisted living in Tignall, GA.
    • Minimal Competition in the Surrounding Market: Supports continued occupancy and rental growth.

    Overview

    This personal care home and business, encompassing approximately 2,532 square feet, is available for sale on approximately 1.87 acres in Tignall, Georgia. The boutique senior housing facility features 12 beds within 5 bedrooms, along with a dedicated dining area and a common room designed for resident activities. The facility is currently 100% occupied and maintains a wait list, serving a mix of private-pay and CCSP residents. The average monthly rent is approximately $2,854 per bed. Located in Wilkes County, Tignall provides a quiet, rural environment suitable for assisted living. The property is located approximately 15 minutes from Wills Memorial Hospital. The facility is well maintained and offers a stable cash flow opportunity for operators or investors. The surrounding market exhibits strong demand and minimal competition, supporting continued occupancy and rental growth.
    Property Profile Location Intelligence

    Current Use by Public Records

    Tignall Assisted Living Nursing Home

    Suggested Use

    Restaurant Spa & Massage Center Hair Salon Nail Salon Storage Facility Cafe & Coffee Shop Daycare Center Pet Store Nursing Home Restaurant

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Tignall Assisted Living — 185 S Hulin Ave, Tignall, GA 30668

    Location Insight

    • Map
    • Local Demand
    City
    Tignall
    County
    Wilkes
    State
    Georgia
    Longitude
    -82.7418
    Latitude
    33.8698

    FAQs

    What type of property is this?
    Assisted living facility - Turn-key 12-bed assisted living facility in a rural setting.
    Where is this assisted living facility located?
    The property is located at 185 S Hulin Ave Tignall, GA.
    What is the asking price?
    The asking price for this property is $875,000.
    What are key features of this property?
    This property features: 100% Occupancy with a Wait List: Demonstrates strong demand and immediate income generation.; Stable Cash Flow Opportunity: Turn‑key asset ideal for operators or investors.; 12 Beds/5 Bedrooms: Boutique senior housing facility designed for personal care.
    (404) 876-1640
    We can help!
    Listing Contact
    Brice Burns
    Real Estate License ID: GA 417450
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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