Mixed-Use Property with RV
For Sale
$3,200,000
3472 Hogansville Road, Lagrange, GA 30241
Commercial Sale, Lagrange, GA
Property Size31,570 SF
Lot Size7.18 Acres
Price / SF$101.36
Days on Market17
Property Features for 3472 Hogansville Road
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Parking Lot
Lot features
Level
Directions
GPS
Standard status
Active
APN
0392A000033
Size
31,570 SF
Lot size
7.18 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
15687
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1970
Listing Agency:
Coldwell Banker Spinks Brown · Coldwell Banker Real Estate
(706) 884-5681
Listed By:
Ben Yates · License #115513
(706) 333-1122
Added: Aug 17
Changed: Aug 19
Last Checked: Sep 2 at 6:06AM
MLS# 10827115
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 mixed-use commercial property encompasses 7.176 acres and 31,570 square feet of improvements. The site includes a 60-pad RV park with hookups, a bath house, multiple office buildings, an auditorium, guest house, parking, and a warehouse/shop. Central heating and central air are provided, with public water and septic tank service.
Located on Hwy 29 North, the property is within 2 miles of I-85, 3.5 miles from the center of LaGrange, and 5 miles from an industrial park. The improvements are currently in use and include a parking lot, cable availability, and a 1970 construction date.
Located on Hwy 29 North, the property is within 2 miles of I-85, 3.5 miles from the center of LaGrange, and 5 miles from an industrial park. The improvements are currently in use and include a parking lot, cable availability, and a 1970 construction date.
Key Highlights
- 60‑pad RV park with hookups and bath house
- 7.176‑acre property with 31,570 square feet of improvements
- Multiple office buildings, auditorium, guest house, and warehouse/shop
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?
Mixed-use property - Multiple operating components include RV accommodations, offices, an auditorium, guest house, and warehouse/shop space.
Where is this mixed-use property 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‑pad RV park with hookups and bath house; 7.176‑acre property with 31,570 square feet of improvements; Multiple office buildings, auditorium, guest house, and warehouse/shop
