Residential Income Redevelopment
For Sale
$899,000
2018 Rock Chapel Road, Lithonia, GA 30058
COMMERCIAL - Lithonia, GA
Property Size2,170 SF
Lot Size4.79 Acres
Price / SF$414.29
Days on Market47
Property Features for 2018 Rock Chapel Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
R-85
Parking
50
Parking features
Parking Lot
Security features
Security
Interior features
Living Space Available, Restrooms
Fencing
Fenced
Lot features
Free Standing, Industrial Park, Level
Directions
From I 20 East, take Exit 75 for Turner Hill Road and turn left. Continue approximately 3 miles to Rock Chapel Road. Turn left. The property will be on the left, just south of Pleasant Hill Road.
Standard status
Active
APN
16 166 01 004
Size
2,170 SF
Lot size
4.79 Acres
Taxes and HOA fees
Tax Year
2023
Tax Annual Amount
4307
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1950
Floors in Building
1
Flooring type
Tile - Ceramic, Wood
Building materials
Frame, Vinyl Siding
Roof type
Built-Up
Additional Structures
Outbuilding
Listing Agency:
Keller Williams Realty West Atlanta
(470) 907-8266
Listed By:
Shanda McRae · License #274306
(678) 887-5365
Added: Jul 9
Changed: Aug 4
Last Checked: Aug 24 at 5:06PM
MLS# 7802769
Copyright © 2026 First Multiple Listing Service, Inc. 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 for-sale residential income property includes approximately 4.79 acres with two existing residential structures: a 3-bedroom, 2-bath home and a separate 2-bedroom, 1-bath structure. The property is being sold as-is.
The site is located at 2018 Rock Chapel Road in Lithonia, DeKalb County, GA, and the listing notes the area as highly traveled with convenience to major highways, shopping, schools, and employment centers. Current zoning is R-85.
Given the lot size and the presence of two dwellings, the property may suit buyers evaluating redevelopment or future investment use. Buyers are encouraged to conduct their own due diligence with DeKalb County regarding zoning, permitted uses, and redevelopment opportunities.
The site is located at 2018 Rock Chapel Road in Lithonia, DeKalb County, GA, and the listing notes the area as highly traveled with convenience to major highways, shopping, schools, and employment centers. Current zoning is R-85.
Given the lot size and the presence of two dwellings, the property may suit buyers evaluating redevelopment or future investment use. Buyers are encouraged to conduct their own due diligence with DeKalb County regarding zoning, permitted uses, and redevelopment opportunities.
Key Highlights
- 4.8‑acre property on highly traveled Rock Chapel Road with two existing residential structures
- Includes a 3‑bedroom, 2‑bath residence plus a separate 2‑bedroom, 1‑bath structure
- Current zoning: R‑85 (buyer to verify zoning and permitted uses with DeKalb County)
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
$29,152
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
3.24%
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%
$583,040
$583.0K
Cap Rate 7%
$416,457
$416.5K
Cap Rate 9%
$323,911
$323.9K
Market Conditions
NOI Build-Up for 2,170 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
$56.5K $26.04/SF
− Vacancy
−$3.5K −$1.61/SF
EGI
$53.0K $24.43/SF
− OpEx
−$23.9K −$10.99/SF
NOI
$29.2K $13.43/SF
Area
DeKalb County, GA
Vacancy
6.20%
Lease Rate
$26.04 /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%
$583,040
Cap Rate 7%
$416,457
Cap Rate 9%
$323,911
Alternative Uses
Best Use
Apartment 5plus
$416.5K
$364.4K – $485.9K
NOI $29,152 @ 7.0% cap · market cap 3.24%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$606.6K
$530.8K – $707.7K
NOI $42,462 @ 7.0% cap · market cap 4.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
167
Businesses Nearby
Explore this area
Business Placement
Demographics for 30058, GA
59,445
Population
23,671
Households
2.5
Avg Household Size
36
Median Age
30%
College-Educated
90%
High-School Grad
30.5 sq mi
ZIP Area
1,949
Density / Sq Mi
$62,633
Median Household Income
$36,992
Median Earnings
$1,478
Median Rent
$221,200
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Single family property - Two residential structures sit on 4.79 acres and are zoned R-85 for redevelopment consideration.
Where is this single family property located?
The property is located at 2018 Rock Chapel Road Lithonia, GA.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: 4.8‑acre property on highly traveled Rock Chapel Road with two existing residential structures; Includes a 3‑bedroom, 2‑bath residence plus a separate 2‑bedroom, 1‑bath structure; Current zoning: R‑85 (buyer to verify zoning and permitted uses with DeKalb County)
