Multi-Tenant Flex
For Sale
$2,400,000
256 Beartooth Parkway, Dawsonville, GA 30534
Commercial Sale, Dawsonville, GA
Property Size18,145 SF
Lot Size2.04 Acres
Price / SF$132.27
Days on Market68
Property Features for 256 Beartooth Parkway
General Information
Property type
Commercial Sale
Property subtype
Office
Parking
74
Parking features
Parking Lot
Lot features
Business Park
Directions
Continue north on GA 400 N toward Dawsonville. At the intersection of GA 400 & GA HWY 53, turn right onto HWY 53. Proceed through the lighted intersection and turn right on Beartooth Pkwy. The property is on the left.
Standard status
Active
APN
114 020 006
Size
18,145 SF
Lot size
2.04 Acres
Taxes and HOA fees
Tax Year
25
Tax Annual Amount
12695
Utilities
Utilities
Electricity Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2005
Listing Agency:
Norton Commercial Acreage Group
(770) 297-4800
Listed By:
Alexander Petry · License #446330
(678) 382-2645
Added: Jun 26
Changed: Aug 19
Last Checked: Sep 1 at 5:06PM
MLS# 10806573
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 18,145-square-foot flex property consists of two buildings constructed in 2005. The asset is configured for office and flex uses and includes central heating and central air conditioning. A parking lot serves the property, while electricity is available and both public water and public sewer are provided.
The 2.04-acre site is in Dawsonville, Georgia, within Dawson County. Eight tenants occupy the buildings, producing 100% occupancy across the multi-tenant configuration. The property information also identifies no deferred capital expenditure, and the current improvements have been maintained to that stated standard.
The 2.04-acre site is in Dawsonville, Georgia, within Dawson County. Eight tenants occupy the buildings, producing 100% occupancy across the multi-tenant configuration. The property information also identifies no deferred capital expenditure, and the current improvements have been maintained to that stated standard.
Key Highlights
- 18,145‑square‑foot flex property on a 2.04‑acre site
- Two‑building configuration constructed in 2005
- 100% occupied by eight tenants
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
$110,537
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
4.61%
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%
$2,210,740
$2.2M
Cap Rate 7%
$1,579,100
$1.6M
Cap Rate 9%
$1,228,189
$1.2M
Market Conditions
NOI Build-Up for 18,145 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
$172.0K $9.48/SF
− Vacancy
−$14.1K −$0.78/SF
EGI
$157.9K $8.70/SF
− OpEx
−$47.4K −$2.61/SF
NOI
$110.5K $6.09/SF
Area
Dawson County, GA
Vacancy
8.20%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
30.00%
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%
$2,210,740
Cap Rate 7%
$1,579,100
Cap Rate 9%
$1,228,189
Alternative Uses
Best Use
Office B
$3.47M
$3.04M – $4.05M
NOI $242,981 @ 7.0% cap · market cap 10.12%
Second Best
Industrial
$1.58M
$1.38M – $1.84M
NOI $110,537 @ 7.0% cap · market cap 4.61%
Theoretical Best
Office A
$5.07M
$4.44M – $5.92M
NOI $355,056 @ 7.0% cap · market cap 14.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
749
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 30534, GA
30,903
Population
13,394
Households
2.3
Avg Household Size
42
Median Age
33%
College-Educated
90%
High-School Grad
212.9 sq mi
ZIP Area
145
Density / Sq Mi
$88,953
Median Household Income
$45,619
Median Earnings
$1,426
Median Rent
$336,600
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?
Flex space - Two-building commercial property with office and flex configurations, central HVAC, public utilities, and on-site parking.
Where is this flex space located?
The property is located at 256 Beartooth Parkway Dawsonville, GA.
What is the asking price?
The asking price for this property is $2,400,000.
What are key features of this property?
This property features: 18,145‑square‑foot flex property on a 2.04‑acre site; Two‑building configuration constructed in 2005; 100% occupied by eight tenants
