Spa Property with Salon
For Sale
$685,000
402 Carrollton Street, Temple, GA 30179
Commercial Sale, Temple, GA
Property Size1,576 SF
Lot Size0.44 Acres
Price / SF$434.64
Days on Market142
Property Features for 402 Carrollton Street
General Information
Property type
Commercial Sale
Property subtype
Office
Parking
10
Parking features
Parking Lot
Fencing
Fenced, Privacy
Accessibility
Accessible Approach with Ramp
Lot features
Level
Directions
GPS Friendly
Standard status
Active
APN
T04 0060032
Size
1,576 SF
Lot size
0.44 Acres
Taxes and HOA fees
Tax Year
25
Tax Annual Amount
3843
Utilities
Utilities
Water Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
reception area
waiting room
breakroom
private office
full bath with laundry area
landscaping
signage
fencing
outbuilding
storage shed
Building Details
Year built
1962
Flooring type
Laminate, Tile
Building materials
Brick
Additional Structures
Workshop
Listing Agency:
Platinum Real Estate Solutions
(770) 562-4663
Listed By:
Crystal Payne · License #362740
(770) 696-8934
Added: May 16
Changed: Sep 12
Last Checked: Oct 4 at 6:06PM
MLS# 10766398
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.
Located at 402 Carrollton Street in Temple, Georgia, this 1,576-square-foot brick commercial building occupies approximately 0.44 acres and is classified Mixed Use OI. The interior includes a reception area, waiting room, two separated salon areas with four styling stations, a two-fixture public restroom, color and storage room, breakroom, private office, and a full bath with laundry area. Tile and laminate flooring, newer windows, and LED lighting are installed throughout. The business is not included in the sale, and the property is offered as-is.
Exterior features include concrete parking and drives, landscaping, signage, fencing with double gates, and parking for approximately 10 vehicles, including a designated handicapped space. A 12x18 wired outbuilding has 120V/220V power, heat, and air, while a 12x24 storage shed and crush run area provide additional utility. Highway 113 is approximately 0.5 miles from Interstate 20, with Ingles, AutoZone, Bojangles, and Zaxby's identified among surrounding businesses.
Exterior features include concrete parking and drives, landscaping, signage, fencing with double gates, and parking for approximately 10 vehicles, including a designated handicapped space. A 12x18 wired outbuilding has 120V/220V power, heat, and air, while a 12x24 storage shed and crush run area provide additional utility. Highway 113 is approximately 0.5 miles from Interstate 20, with Ingles, AutoZone, Bojangles, and Zaxby's identified among surrounding businesses.
Key Highlights
- 1,576‑square‑foot brick building on approximately 0.44 acres
- Mixed Use OI zoning
- Two salon areas with four styling stations
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
$21,104
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
3.08%
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%
$422,080
$422.1K
Cap Rate 7%
$301,486
$301.5K
Cap Rate 9%
$234,489
$234.5K
Market Conditions
NOI Build-Up for 1,576 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
$37.6K $23.87/SF
− Vacancy
−$9.5K −$6.02/SF
EGI
$28.1K $17.85/SF
− OpEx
−$7.0K −$4.46/SF
NOI
$21.1K $13.39/SF
Area
Carroll County, GA
Vacancy
25.20%
Lease Rate
$23.87 /SF/Yr
Expense Ratio
25.00%
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%
$422,080
Cap Rate 7%
$301,486
Cap Rate 9%
$234,489
Alternative Uses
Best Use
Office B
$301.5K
$263.8K – $351.7K
NOI $21,104 @ 7.0% cap · market cap 3.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$440.6K
$385.5K – $514.0K
NOI $30,839 @ 7.0% cap · market cap 4.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
100%
Occupancy
Single-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
159
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 30179, GA
18,577
Population
7,064
Households
2.6
Avg Household Size
36
Median Age
15%
College-Educated
85%
High-School Grad
73.3 sq mi
ZIP Area
253
Density / Sq Mi
$79,311
Median Household Income
$39,553
Median Earnings
$1,129
Median Rent
$217,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Spa & wellness property - Mixed-use commercial property with salon infrastructure, offices, public and private baths, storage, and paved on-site parking.
Where is this spa & wellness property located?
The property is located at 402 Carrollton Street Temple, GA.
What is the asking price?
The asking price for this property is $685,000.
What are key features of this property?
This property features: 1,576‑square‑foot brick building on approximately 0.44 acres; Mixed Use OI zoning; Two salon areas with four styling stations
