Mixed-Use Property with Auto
For Sale
$1,500,000
3940 Jodeco Rd, McDonough, GA 30253
Corner-site commercial property combines an operating business, office space, and an upstairs apartment.
Property Size5,885 SF
Price / SF$254.89
Days on Market47
Property Features for 3940 Jodeco Rd
General Information
Standard status
Active
Size
5,885 SF
Additional Details
Business Included
Yes
Amenities
monument sign
security system
storage space
skylights
AC
Building Details
Year Built
1999
Listing Agency:
Land and Key, LLC
(770) 898-1700
Listed By:
Chuck Blackmon · License #344230
Source:
Leagrouprealestate
Added: Jul 15
Changed: Aug 30
Last Checked: Aug 25 at 5:00AM
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 Land and Key, LLC
Investment Insights
Based on property information with market context.
This mixed-use commercial property contains 5,885 square feet and was built in 1999. The improvements include office and storage areas, skylights, air conditioning, a security system, a monument sign, automotive lifts, tools, and supplies. An operating business is included with the sale.
A one-bedroom, one-bathroom apartment is located above the office. The final bay at the end of the structure has a separate address, creating an additional configuration for business leasing. The property occupies a corner lot and combines commercial operations with residential space in one building.
A one-bedroom, one-bathroom apartment is located above the office. The final bay at the end of the structure has a separate address, creating an additional configuration for business leasing. The property occupies a corner lot and combines commercial operations with residential space in one building.
Key Highlights
- 5,885‑square‑foot mixed‑use property built in 1999
- Corner lot with monument sign
- Operating business included with the sale
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
$82,775
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
5.52%
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%
$1,655,500
$1.7M
Cap Rate 7%
$1,182,500
$1.2M
Cap Rate 9%
$919,722
$919.7K
Market Conditions
NOI Build-Up for 5,885 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
$129.2K $21.96/SF
− Vacancy
−$11.0K −$1.87/SF
EGI
$118.2K $20.09/SF
− OpEx
−$35.5K −$6.03/SF
NOI
$82.8K $14.07/SF
Area
Henry County, GA
Vacancy
8.50%
Lease Rate
$21.96 /SF/Yr
Expense Ratio
30.00%
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%
$1,655,500
Cap Rate 7%
$1,182,500
Cap Rate 9%
$919,722
Alternative Uses
Best Use
Retail
$1.18M
$1.03M – $1.38M
NOI $82,775 @ 7.0% cap · market cap 5.52%
Second Best
Mixed Use
$1.02M
$893.8K – $1.19M
NOI $71,503 @ 7.0% cap · market cap 4.77%
Theoretical Best
Office A
$1.65M
$1.44M – $1.92M
NOI $115,156 @ 7.0% cap · market cap 7.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
279
Businesses Nearby
Explore this area
Business Placement
Demographics for 30253, GA
62,025
Population
22,889
Households
2.7
Avg Household Size
36
Median Age
30%
College-Educated
93%
High-School Grad
46.9 sq mi
ZIP Area
1,322
Density / Sq Mi
$81,601
Median Household Income
$43,433
Median Earnings
$1,627
Median Rent
$281,000
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?
Mixed-use property - Corner-site commercial property combines an operating business, office space, and an upstairs apartment.
Where is this mixed-use property located?
The property is located at 3940 Jodeco Rd McDonough, GA.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: 5,885‑square‑foot mixed‑use property built in 1999; Corner lot with monument sign; Operating business included with the sale
