Single-Family Home on
For Sale
$265,000
Pending
2626 White Sulphur Road, Gainesville, GA 30501
COMMERCIAL - Gainesville, GA
Property Size1,778 SF
Lot Size2.03 Acres
Days on Market73
Property Features for 2626 White Sulphur Road
General Information
Property type
Commercial Sale
Property subtype
Other
Standard status
Pending
Size
1,778 SF
Lot size
2.03 Acres
Building Details
Year built
1957
Listing Agency:
Gainesville Office · Berkshire Hathaway HomeServices
(770) 536-3007
Listed By:
Dusty Hulsey · License #404528
(770) 540-6805
Added: Jun 10
Changed: Aug 4
Last Checked: Aug 21 at 12:06AM
MLS# 7686276
Copyright © 2026 Berkshire Hathaway HomeServices Georgia Properties. 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 property at 2626 White Sulphur Rd in Gainesville, GA sits on approximately 2.03 acres and includes a single-family home with 2 bedrooms and 1 bathroom. The home features hardwood floors and may be a strong candidate for renovation, whether you’re looking to create a personal residence or an income-producing rental.
Utilities include city water, and sewer is available at the street, offering practical flexibility for renovation or future use. The property is also described as being well-suited for conversion to office or professional space, with room to expand and customize based on the buyer’s plans.
At a total size of 1,778 square feet, the existing improvements plus the acreage can support a range of redevelopment approaches consistent with the amenities currently in place.
Utilities include city water, and sewer is available at the street, offering practical flexibility for renovation or future use. The property is also described as being well-suited for conversion to office or professional space, with room to expand and customize based on the buyer’s plans.
At a total size of 1,778 square feet, the existing improvements plus the acreage can support a range of redevelopment approaches consistent with the amenities currently in place.
Key Highlights
- 1957‑built home on +/-2.03 acres at 2626 White Sulphur Rd in Gainesville
- 2 bed, 1 bath with hardwood floors, ready for remodel as a residence or rental
- City water connected; sewer available at the street
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
$14,164
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
5.34%
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%
$283,280
$283.3K
Cap Rate 7%
$202,343
$202.3K
Cap Rate 9%
$157,378
$157.4K
Market Conditions
NOI Build-Up for 1,778 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
$29.2K $16.44/SF
− Vacancy
−$3.5K −$1.96/SF
EGI
$25.8K $14.48/SF
− OpEx
−$11.6K −$6.52/SF
NOI
$14.2K $7.97/SF
Area
Hall County, GA
Vacancy
11.90%
Lease Rate
$16.44 /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%
$283,280
Cap Rate 7%
$202,343
Cap Rate 9%
$157,378
Alternative Uses
Best Use
Apartment 5plus
$202.3K
$177.1K – $236.1K
NOI $14,164 @ 7.0% cap · market cap 5.34%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$497.9K
$435.7K – $580.9K
NOI $34,855 @ 7.0% cap · market cap 13.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
52
Businesses Nearby
Explore this area
Business Placement
Demographics for 30501, GA
29,779
Population
12,916
Households
2.3
Avg Household Size
33
Median Age
21%
College-Educated
71%
High-School Grad
21.9 sq mi
ZIP Area
1,360
Density / Sq Mi
$58,214
Median Household Income
$33,299
Median Earnings
$1,152
Median Rent
$249,900
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - 2.03-acre property with a 2-bedroom, 1-bath home featuring hardwood floors, city water, and sewer available at the street.
Where is this single family property located?
The property is located at 2626 White Sulphur Road Gainesville, GA.
What is the asking price?
The asking price for this property is $265,000.
What are key features of this property?
This property features: 1957‑built home on +/-2.03 acres at 2626 White Sulphur Rd in Gainesville; 2 bed, 1 bath with hardwood floors, ready for remodel as a residence or rental; City water connected; sewer available at the street
