Office Units with Highway
For Sale
$699,900
2540 Dahlonega Hwy, Cumming, GA 30040
Highway Business zoning covers a ranch-style structure and a separate finished garage with additional utility space.
Property Size1,808 SF
Lot Size0.71 Acres
Price / SF$387.11
Days on Market60
Property Features for 2540 Dahlonega Hwy
General Information
Standard status
Active
Size
1,808 SF
Lot size
0.71 Acres
Zoning
Highway Business
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1964
Buildings
2
Construction
brick
Listing Agency:
Virtual Properties Realty.com
(770) 655-5279
Listed By:
Dusty Uselton
Source:
Annakintown
Added: Jul 3
Changed: Aug 30
Last Checked: Aug 30 at 7:58PM
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 Virtual Properties Realty.com
Investment Insights
Based on property information with market context.
This Highway Business property includes a brick ranch-style structure with three bedrooms, two full bathrooms, and more than 1,800 square feet. A separate finished garage adds a kitchenette and half bathroom, creating a second improved structure on the site. The buildings date to 1964 and occupy approximately 0.707 acres.
The property fronts Dahlonega Highway for 205.76 feet and sits one-quarter mile south of the Spot Road and Dahlonega Highway intersection. Mason Tractor is located next door. A recently completed survey is attached to the listing, providing current site documentation for evaluation of the property and its existing improvements.
The property fronts Dahlonega Highway for 205.76 feet and sits one-quarter mile south of the Spot Road and Dahlonega Highway intersection. Mason Tractor is located next door. A recently completed survey is attached to the listing, providing current site documentation for evaluation of the property and its existing improvements.
Key Highlights
- Highway Business zoning
- Brick ranch‑style structure with 3 bedrooms, 2 full bathrooms, and 1,800+ square feet
- Separate finished garage with kitchenette and 1/2 bath
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
$24,211
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
3.46%
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%
$484,220
$484.2K
Cap Rate 7%
$345,871
$345.9K
Cap Rate 9%
$269,011
$269.0K
Market Conditions
NOI Build-Up for 1,808 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
$43.2K $23.87/SF
− Vacancy
−$10.9K −$6.02/SF
EGI
$32.3K $17.85/SF
− OpEx
−$8.1K −$4.46/SF
NOI
$24.2K $13.39/SF
Area
Forsyth County, GA
Vacancy
25.20%
Lease Rate
$23.87 /SF/Yr
Expense Ratio
25.00%
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%
$484,220
Cap Rate 7%
$345,871
Cap Rate 9%
$269,011
Alternative Uses
Best Use
Office B
$345.9K
$302.6K – $403.5K
NOI $24,211 @ 7.0% cap · market cap 3.46%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$505.4K
$442.2K – $589.6K
NOI $35,378 @ 7.0% cap · market cap 5.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
97
Businesses Nearby
Explore this area
Business Placement
Demographics for 30040, GA
81,191
Population
27,642
Households
2.9
Avg Household Size
38
Median Age
55%
College-Educated
93%
High-School Grad
57.7 sq mi
ZIP Area
1,407
Density / Sq Mi
$133,028
Median Household Income
$60,926
Median Earnings
$1,883
Median Rent
$474,400
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Highway Business zoning covers a ranch-style structure and a separate finished garage with additional utility space.
Where is this office units located?
The property is located at 2540 Dahlonega Hwy Cumming, GA.
What is the asking price?
The asking price for this property is $699,900.
What are key features of this property?
This property features: Highway Business zoning; Brick ranch‑style structure with 3 bedrooms, 2 full bathrooms, and 1,800+ square feet; Separate finished garage with kitchenette and 1/2 bath
