New-Construction NNN
New
For Sale
$2,337,200
2630 Eatonton Rd, Madison, GA 30650
Dollar General occupies the building under a long-term lease with scheduled rent increases.
Property Size9,100 SF
Price / SF$256.84
Days on Market3
Property Features for 2630 Eatonton Rd
General Information
Standard status
Active
Size
9,100 SF
Property subtype
Discount
Lease Type
Absolute Net
Additional Details
Cap Rate
6.4%
Traffic Count
11,800 vehicles/day
Amenities
Brand-new 2026 Dollar General construction.
15-year corporate-backed absolute-net lease with 5% increases every five years.
Located along Eatonton Road / U.S. Highway 441 near Madison's commercial corridor.
Absolute NNN lease with no landlord responsibilities.
Building Details
Building Size
9,100 SF
Listing Agency:
Orange County Office
(949) 419-3315
Listed By:
Kyle Blatt · License #License(s): CA: 02017976
(949) 419-3315
Source:
Marcusmillichap
Added: Aug 21
Changed: Aug 22
Last Checked: Aug 22 at 6:40AM
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 Orange County Office
Investment Insights
Based on property information with market context.
Completed as new construction, this 9,100-square-foot NNN property is occupied by Dollar General. The lease has a 15-year term and includes scheduled 5% rent increases, providing defined lease structure for the asset.
The property is located at 2630 Eatonton Rd in Madison, Georgia, with visibility along Eatonton Road and U.S. Highway 441. The roadway carries reported traffic of 11,800 vehicles per day.
The property is located at 2630 Eatonton Rd in Madison, Georgia, with visibility along Eatonton Road and U.S. Highway 441. The roadway carries reported traffic of 11,800 vehicles per day.
Key Highlights
- 9,100‑square‑foot new‑construction NNN property
- Dollar General occupancy
- 15‑year lease term
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
$146,241
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
6.26%
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%
$2,924,820
$2.9M
Cap Rate 7%
$2,089,157
$2.1M
Cap Rate 9%
$1,624,900
$1.6M
Market Conditions
NOI Build-Up for 9,100 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
$209.7K $23.04/SF
− Vacancy
−$14.7K −$1.61/SF
EGI
$195.0K $21.43/SF
− OpEx
−$48.7K −$5.36/SF
NOI
$146.2K $16.07/SF
Area
Morgan County, GA
Vacancy
7.00%
Lease Rate
$23.04 /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%
$2,924,820
Cap Rate 7%
$2,089,157
Cap Rate 9%
$1,624,900
Alternative Uses
Best Use
Specialty Retail
$2.09M
$1.83M – $2.44M
NOI $146,241 @ 7.0% cap · market cap 6.26%
Second Best
Retail
$1.83M
$1.60M – $2.13M
NOI $127,995 @ 7.0% cap · market cap 5.48%
Theoretical Best
Office A
$2.54M
$2.23M – $2.97M
NOI $178,066 @ 7.0% cap · market cap 7.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
11,800 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
23
Businesses Nearby
3k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Home Improvements & Furnishings 100%
Ace Hardware Madison
Home Improvements & Furnishings
3,062 visits/mo
0.3 miles
Demographics for 30650, GA
13,631
Population
5,723
Households
2.4
Avg Household Size
43
Median Age
34%
College-Educated
93%
High-School Grad
229.9 sq mi
ZIP Area
59
Density / Sq Mi
$80,357
Median Household Income
$44,789
Median Earnings
$1,104
Median Rent
$314,300
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
NNN property - Dollar General occupies the building under a long-term lease with scheduled rent increases.
Where is this nnn property located?
The property is located at 2630 Eatonton Rd Madison, GA.
What is the asking price?
The asking price for this property is $2,337,200.
What are key features of this property?
This property features: 9,100‑square‑foot new‑construction NNN property; Dollar General occupancy; 15‑year lease term
