Building Details

Year built 1986

Building materials Steel Siding

Listing Agency: Keller Williams Realty Atl. Partners k***@kw.com Show Phone

Listed By: Anderson Real Estate Group Show Phone

Added: Jun 8 Changed: Aug 4 Last Checked: Aug 12 at 1:06AM

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MLS# 10790576

Copyright © 2026 Georgia Multiple Listing Service. 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.

This 5,000-square-foot manufacturing workshop occupies 0.65 acres and provides a practical layout for industrial operations. The building includes a large roll-up bay door, high ceilings, concrete flooring, and expansive open workspace, with steel siding and central heating and air conditioning. Built in 1986, the facility is suited to manufacturing, fabrication, warehousing, contractor operations, and other industrial uses identified for the property.

The site includes ample parking for equipment, vehicles, and daily operations. Located at 199 Main Street in Whitesburg, Georgia, the property combines an established commercial building with a manageable acreage footprint for an owner-user or investor seeking functional manufacturing space.

Key Highlights

• 5,000 SF manufacturing workshop on 0.65 acres
• Large roll‑up bay door and high ceilings
• Expansive open workspace with concrete floors

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

$36,704

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

5.97%

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%

$734,080 $734.1K

Cap Rate 7%

$524,343 $524.3K

Cap Rate 9%

$407,822 $407.8K

Market Conditions

NOI Build-Up for 5,000 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

$47.4K $9.48/SF

− Vacancy

−$4.2K −$0.84/SF

EGI

$43.2K $8.64/SF

− OpEx

−$6.5K −$1.30/SF

NOI

$36.7K $7.34/SF

Area

Carroll County, GA

Vacancy

8.90%

Lease Rate

$9.48 /SF/Yr

Expense Ratio

15.00%

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%

$734,080

Cap Rate 7%

$524,343

Cap Rate 9%

$407,822

Alternative Uses

Best Use

Warehouse

$524.3K

$458.8K – $611.7K (±1% cap)

NOI $36,704 @ 7.0% cap · market cap 5.97%

Second Best

Industrial

$435.1K

$380.7K – $507.7K (±1% cap)

NOI $30,459 @ 7.0% cap · market cap 4.95%

Theoretical Best

Office A

$1.40M

$1.22M – $1.63M (±1% cap)

NOI $97,838 @ 7.0% cap · market cap 15.91%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

West Georgia Tool ... Industrial Manufacturer

Suggested Use

Top Pick Parking Lot & Garage Auto Repair Shop (Bike/Boat/Book/etc) Store Building Supply Big Box & Wholesale Store Law Firm

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

Location Intelligence

Trade Area within ½ mile

16

Businesses Nearby

Explore this area Business Placement

Demographics for 30185, GA

3,998

Population

1,647

Households

2.4

Avg Household Size

44

Median Age

11%

College-Educated

77%

High-School Grad

62.3 sq mi

ZIP Area

64

Density / Sq Mi

$68,516

Median Household Income

$34,589

Median Earnings

$750

Median Rent

$168,000

Median Home Value

Market

Vacancy Rate% for Industrial in South region

6% 2019

6.5% 2020

4% 2021

3.5% 2022

6% 2023

7.6% 2024

7.9% 2025

Questions? Ask Rey

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What type of property is this? Where is this manufacturing properties 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?

Manufacturing property - Steel-sided facility offers open workspace, concrete floors, central HVAC, and ample parking.

Where is this manufacturing property located?

The property is located at 199 Main Street Whitesburg, GA.

What is the asking price?

The asking price for this property is $615,000.

What are key features of this property?

This property features: 5,000 SF manufacturing workshop on 0.65 acres; Large roll‑up bay door and high ceilings; Expansive open workspace with concrete floors