Brick Ranch Office
For Sale
$699,900
2540 Dahlonega Highway, Cumming, GA 30040
COMMERCIAL - Cumming, GA
Property Size1,808 SF
Lot Size0.71 Acres
Price / SF$387.11
Days on Market49
Property Features for 2540 Dahlonega Highway
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
HB
Parking
10
Parking features
Covered
Window features
Aluminum Frames
Interior features
Living Space Available, Restrooms
Lot features
Rectangular Lot, Level
View
City
Directions
use GPS
Standard status
Active
APN
192 086
Size
1,808 SF
Lot size
0.71 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
7577
Utilities
Utilities
Water Available
Sewer type
Septic Tank
Cooling system
Central Air
Water source
Public
Building Details
Year built
1964
Floors in Building
1
Flooring type
Hardwood, Wood
Building materials
Brick
Roof type
Metal
Additional Structures
Outbuilding
Listing Agency:
Virtual Properties Realty.com
(770) 495-5050
Listed By:
Dusty Uselton
(770) 655-5279
Added: Jun 29
Changed: Aug 4
Last Checked: Aug 16 at 3:06AM
MLS# 7796237
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.
Brick ranch with approximately 1,800+ square feet, featuring 3 bedrooms and 2 baths, plus a separate finished garage with a kitchenette and a half bath. The two structures sit on 0.707 acres with 205.76 feet of road frontage.
The property is located on Dahlonega Highway, roughly 1/4 mile south of Spot Rd and Dahlonega Hwy, and next door to Mason Tractor. A new survey was completed and is attached to the listing.
Zoned HB (Highway Business), the site is positioned for commercial use depending on the intended redevelopment plan.
The property is located on Dahlonega Highway, roughly 1/4 mile south of Spot Rd and Dahlonega Hwy, and next door to Mason Tractor. A new survey was completed and is attached to the listing.
Zoned HB (Highway Business), the site is positioned for commercial use depending on the intended redevelopment plan.
Key Highlights
- Zoned Highway Business brick 3 bed, 2 bath ranch with 1,800+ SF
- Two structures on 0.707 acres with 205.76 ft road frontage on Dahlonega Hwy
- Separate finished garage includes a kitchenette and a 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
87
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 building - Zoned Highway Business with road-fronting brick ranch plus a finished garage featuring a kitchenette and half bath.
Where is this office building located?
The property is located at 2540 Dahlonega Highway 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: Zoned Highway Business brick 3 bed, 2 bath ranch with 1,800+ SF; Two structures on 0.707 acres with 205.76 ft road frontage on Dahlonega Hwy; Separate finished garage includes a kitchenette and a 1/2 bath
