Listing Agency: Founders Realty b***@gmail.com Show Phone

Listed By: Blake Ginger · License #363074 Show Phone

Source: Exprealty

Added: Jun 1 Changed: Aug 29 Last Checked: Aug 30 at 9:23PM

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Investment Insights

Based on property information with market context.

This mixed-use property combines a professional commercial suite with a separately accessed residential unit. The commercial area includes a reception and lobby, four private offices, a conference room, restroom, and kitchenette. A firewall separates the two components, supporting independent operation and privacy between uses. Major renovations were completed in 2024, updating nearly every aspect of the property.

The residential portion is leased with approximately 18 months remaining on the existing lease. Below the main level, an unfinished 1,638-square-foot basement offers an open, clean layout with exceptional ceiling height. The lower level can accommodate storage, workshop use, climate-controlled space, or future tenant improvements, subject to applicable approvals.

Key Highlights

• Mixed‑use configuration with distinct commercial and residential components
• Commercial suite includes reception area, 4 private offices, conference room, restroom, and kitchenette
• Separate residential entrance with firewall dividing the two uses

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

$22,005

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

5.64%

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%

$440,100 $440.1K

Cap Rate 7%

$314,357 $314.4K

Cap Rate 9%

$244,500 $244.5K

Market Conditions

NOI Build-Up for 1,638 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

$42.7K $26.04/SF

− Vacancy

−$2.6K −$1.61/SF

EGI

$40.0K $24.43/SF

− OpEx

−$18.0K −$10.99/SF

NOI

$22.0K $13.43/SF

Area

Haralson 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%

$440,100

Cap Rate 7%

$314,357

Cap Rate 9%

$244,500

Alternative Uses

Best Use

Apartment 5plus

$314.4K

$275.1K – $366.8K (±1% cap)

NOI $22,005 @ 7.0% cap · market cap 5.64%

Second Best

Office B

$313.4K

$274.2K – $365.6K (±1% cap)

NOI $21,935 @ 7.0% cap · market cap 5.63%

Theoretical Best

Office A

$460.0K

$402.5K – $536.6K (±1% cap)

NOI $32,197 @ 7.0% cap · market cap 8.26%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Office Units

Suggested Use

Top Pick Restaurant

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

5

Businesses Nearby

Explore this area Business Placement

Demographics for 30113, GA

6,169

Population

2,536

Households

2.4

Avg Household Size

42

Median Age

14%

College-Educated

80%

High-School Grad

102.0 sq mi

ZIP Area

60

Density / Sq Mi

$62,483

Median Household Income

$39,236

Median Earnings

$911

Median Rent

$189,600

Median Home Value

Market

Vacancy Rate% for Office in South region

14.4% 2019

16.4% 2020

17.3% 2021

18% 2022

18.6% 2023

20.3% 2024

20.2% 2025

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Distinct commercial and residential areas provide separate entrances, dedicated layouts, and flexible income use.

Where is this mixed-use property located?

The property is located at 3635 Business 27 Buchanan, GA.

What is the asking price?

The asking price for this property is $389,900.

What are key features of this property?

This property features: Mixed‑use configuration with distinct commercial and residential components; Commercial suite includes reception area, 4 private offices, conference room, restroom, and kitchenette; Separate residential entrance with firewall dividing the two uses