60-Pad RV Park With Support
New
For Sale
$3,200,000
3472 Hogansville Road, Lagrange, GA 30241
Operating RV park with utility hookups, offices, lodging, and multiple support structures.
Property Size1,970 SF
Price / SF$101.36
Days on Market6
Property Features for 3472 Hogansville Road
General Information
Standard status
Active
Size
1,970 SF
Property subtype
Other
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Amenities
7.176 acres, Level
Septic Tank
Annual Amount: $15,687, Year: 2026
Central Air
Central
Cumulative Days on Market: 4, 4 days on market, On Market Date: 2026-08-17
Parking Lot, Paved
Built in 1970, Mixed Use
County: Troup
Barn(s), Updated/Remodeled
3 Phase Electricity Available, Cable Available, Electricity Available, High Speed Internet, Water Available, Public
Close Of Escrow
Building Details
Building Size
1,970 SF
Year Built
1970
Listing Agency:
Coldwell Banker Spinks Brown
(706) 333-1122
Listed By:
Ben Yates
(706) 333-1122
Source:
Blackstreaminternational
Added: Aug 17
Changed: Aug 22
Last Checked: Aug 22 at 3:30AM
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 Coldwell Banker Spinks Brown
Investment Insights
Based on property information with market context.
This operating RV park includes 60 pads with hookups and a bathhouse, complemented by several office buildings, an auditorium, a guest house, parking, and a warehouse/shop. The property also has city water and a septic sewer system, with all components currently in use.
The site is located on Hwy 29 North at 3472 Hogansville Road in LaGrange, Georgia. It is within 2 miles of I-85, 3.5 miles from the center of town, and 5 miles from an industrial park. Originally built in 1970, the property combines RV accommodations with office, event, lodging, and service-oriented improvements.
The site is located on Hwy 29 North at 3472 Hogansville Road in LaGrange, Georgia. It is within 2 miles of I-85, 3.5 miles from the center of town, and 5 miles from an industrial park. Originally built in 1970, the property combines RV accommodations with office, event, lodging, and service-oriented improvements.
Key Highlights
- 60 RV pads with hookups and bathhouse
- Multiple office buildings, auditorium, guest house, and parking
- Warehouse/shop included on the property
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
$226,715
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
7.08%
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%
$4,534,300
$4.5M
Cap Rate 7%
$3,238,786
$3.2M
Cap Rate 9%
$2,519,056
$2.5M
Market Conditions
NOI Build-Up for 31,570 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
$439.5K $13.92/SF
− Vacancy
−$27.2K −$0.86/SF
EGI
$412.2K $13.06/SF
− OpEx
−$185.5K −$5.88/SF
NOI
$226.7K $7.18/SF
Area
Troup County, GA
Vacancy
6.20%
Lease Rate
$13.92 /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%
$4,534,300
Cap Rate 7%
$3,238,786
Cap Rate 9%
$2,519,056
Alternative Uses
Best Use
Office B
$5.27M
$4.61M – $6.15M
NOI $369,170 @ 7.0% cap · market cap 11.54%
Second Best
Mixed Use
$4.67M
$4.08M – $5.45M
NOI $326,750 @ 7.0% cap · market cap 10.21%
Theoretical Best
Office A
$7.06M
$6.18M – $8.24M
NOI $494,468 @ 7.0% cap · market cap 15.45%
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
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
83
Businesses Nearby
Explore this area
Business Placement
Demographics for 30241, GA
25,509
Population
10,433
Households
2.4
Avg Household Size
37
Median Age
18%
College-Educated
88%
High-School Grad
112.4 sq mi
ZIP Area
227
Density / Sq Mi
$47,988
Median Household Income
$34,411
Median Earnings
$1,077
Median Rent
$167,600
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Operating RV park with utility hookups, offices, lodging, and multiple support structures.
Where is this mobile home & rv park located?
The property is located at 3472 Hogansville Road Lagrange, GA.
What is the asking price?
The asking price for this property is $3,200,000.
What are key features of this property?
This property features: 60 RV pads with hookups and bathhouse; Multiple office buildings, auditorium, guest house, and parking; Warehouse/shop included on the property
