Flex Space Near Interstate
For Sale
$300,000
403 S Spencer St, Dalton, GA 30721
C2 zoning supports general commercial use with access to Walnut Avenue and Interstate 75.
Property Size2,501 SF
Price / SF$119.95
Days on Market77
Property Features for 403 S Spencer St
General Information
Standard status
Active
Size
2,501 SF
Zoning
C2
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$1,870
Listing Agency:
Keller Williams Heritage
(706) 980-8531
Listed By:
Christian Rangel · License #405756
(706) 980-8531
Source:
Exprealty
Added: Jun 16
Changed: Aug 31
Last Checked: Aug 31 at 9:36AM
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 Keller Williams Heritage
Investment Insights
Based on property information with market context.
This flex space is located at 403 S Spencer Street in Dalton, Georgia, with a substantial building footprint and a stated property size of 2,501. The C2 zoning designation is intended for general commercial use, and the property is described as suitable for retail, light industrial, office, and specialty service applications.
Access connects the site with the Walnut Avenue commercial corridor and Interstate 75. The combination of flex-space classification, commercial zoning, and proximity to established transportation and commercial routes supports a range of business configurations within the existing building.
Access connects the site with the Walnut Avenue commercial corridor and Interstate 75. The combination of flex-space classification, commercial zoning, and proximity to established transportation and commercial routes supports a range of business configurations within the existing building.
Key Highlights
- C2 zoning for general commercial use
- 2,501 property size
- Located at 403 S Spencer St, Dalton, GA
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
$15,955
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
5.32%
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%
$319,100
$319.1K
Cap Rate 7%
$227,929
$227.9K
Cap Rate 9%
$177,278
$177.3K
Market Conditions
NOI Build-Up for 2,501 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
$24.9K $9.96/SF
− Vacancy
−$2.1K −$0.85/SF
EGI
$22.8K $9.11/SF
− OpEx
−$6.8K −$2.73/SF
NOI
$16.0K $6.38/SF
Area
Whitfield County, GA
Vacancy
8.50%
Lease Rate
$9.96 /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%
$319,100
Cap Rate 7%
$227,929
Cap Rate 9%
$177,278
Alternative Uses
Best Use
Retail
$227.9K
$199.4K – $265.9K
NOI $15,955 @ 7.0% cap · market cap 5.32%
Second Best
Flex RnD
$194.0K
$169.7K – $226.3K
NOI $13,577 @ 7.0% cap · market cap 4.53%
Theoretical Best
Office A
$399.4K
$349.5K – $466.0K
NOI $27,957 @ 7.0% cap · market cap 9.32%
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
Location Intelligence
Trade Area within ½ mile
1,637
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 30721, GA
53,432
Population
19,866
Households
2.7
Avg Household Size
34
Median Age
12%
College-Educated
70%
High-School Grad
126.8 sq mi
ZIP Area
421
Density / Sq Mi
$57,749
Median Household Income
$33,029
Median Earnings
$898
Median Rent
$172,500
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - C2 zoning supports general commercial use with access to Walnut Avenue and Interstate 75.
Where is this flex space located?
The property is located at 403 S Spencer St Dalton, GA.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: C2 zoning for general commercial use; 2,501 property size; Located at 403 S Spencer St, Dalton, GA
