Assisted Living Facility with
For Sale
$3,500,000
3084 Highway 81 W, Hampton, GA 30228
Former healthcare property with memory care configuration and fenced outdoor areas.
Property Size20,618 SF
Price / SF$169.75
Days on Market321
Property Features for 3084 Highway 81 W
General Information
Standard status
Active
Size
20,618 SF
Property subtype
General Commercial
Taxes and HOA fees
Annual Taxes
$33,680
Amenities
inner outdoor spaces
courtyard with sitting areas
garden
paved walkways
private rooms with full bathrooms
offices
Central Air
3
Vinyl, Concrete, Carpet
Parking. Corner Lot.
Paved Driveway, Lot.
2.3399999141693115
Corner, State Road, US Highway.
Building Details
Year Built
1968
Listing Agency:
Irwin Realty & Company
(770) 316-5216
Listed By:
Victoria Fisher
(770) 316-5216
Source:
Xome
Added: Oct 14, 2025
Changed: Aug 30
Last Checked: Aug 30 at 12:56PM
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 Irwin Realty & Company
Investment Insights
Based on property information with market context.
This 20,618-square-foot assisted living facility was previously used for healthcare and includes capacity for 46 beds across 36 private rooms, each with a full bathroom. The building is arranged in four wings with offices, central air, and a mix of vinyl, concrete, and carpet flooring. One wing was added in 2022, and the property includes two interior outdoor areas plus a larger courtyard with seating, a garden, fencing, and paved walkways.
The 2.34-acre property occupies a corner lot along Highway 81 W in Hampton, Georgia, with a paved driveway and parking. It was constructed in 1968 and has 2024 inspection tags. The facility is offered for purchase or lease.
The 2.34-acre property occupies a corner lot along Highway 81 W in Hampton, Georgia, with a paved driveway and parking. It was constructed in 1968 and has 2024 inspection tags. The facility is offered for purchase or lease.
Key Highlights
- 46‑bed assisted living and memory care facility
- 36 private rooms, each with a full bathroom
- 20,618 SF building arranged across four wings with offices
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
$276,983
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
7.91%
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%
$5,539,660
$5.5M
Cap Rate 7%
$3,956,900
$4.0M
Cap Rate 9%
$3,077,589
$3.1M
Market Conditions
NOI Build-Up for 20,618 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
$536.9K $26.04/SF
− Vacancy
−$33.3K −$1.61/SF
EGI
$503.6K $24.43/SF
− OpEx
−$226.6K −$10.99/SF
NOI
$277.0K $13.43/SF
Area
Henry County, GA
Vacancy
6.20%
Lease Rate
$26.04 /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%
$5,539,660
Cap Rate 7%
$3,956,900
Cap Rate 9%
$3,077,589
Alternative Uses
Best Use
Apartment 5plus
$3.96M
$3.46M – $4.62M
NOI $276,983 @ 7.0% cap · market cap 7.91%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.76M
$5.04M – $6.72M
NOI $403,446 @ 7.0% cap · market cap 11.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
51
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 30228, GA
51,000
Population
18,069
Households
2.8
Avg Household Size
36
Median Age
28%
College-Educated
92%
High-School Grad
73.1 sq mi
ZIP Area
698
Density / Sq Mi
$81,448
Median Household Income
$43,008
Median Earnings
$1,549
Median Rent
$263,300
Median Home Value
Questions? Ask Rey
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Similar Off Market Nearby
- Mount Carmel Assisted Living — 3084 Mt Carmel Rd, Hampton, GA 30228
Frequently Asked Questions
What type of property is this?
Assisted living facility - Former healthcare property with memory care configuration and fenced outdoor areas.
Where is this assisted living facility located?
The property is located at 3084 Highway 81 W Hampton, GA.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: 46‑bed assisted living and memory care facility; 36 private rooms, each with a full bathroom; 20,618 SF building arranged across four wings with offices
