Three-Unit Residential
For Sale
$430,000
416 Hwy 9 S, Dawsonville, GA 30534
Residential triplex with separate living spaces, highway access, and proximity to planned townhome development.
Property Size2,880 SF
Price / SF$149.31
Days on Market169
Property Features for 416 Hwy 9 S
General Information
Standard status
Active
Size
2,880 SF
Property subtype
Commercial
Zoning
residential
Additional Details
Road Access
Yes
Land Use
residential
Building Details
Year Built
1938
Listing Agency:
Norton Commercial Acreage Group
(404) 268-0280
Listed By:
Jason Mamrick
Source:
Florida-georgia-realty
Added: Mar 15
Changed: Aug 30
Last Checked: Aug 30 at 1:55PM
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 Norton Commercial Acreage Group
Investment Insights
Based on property information with market context.
Built in 1938, this triplex at 416 Hwy 9 S includes three distinct residential units. The upper level contains a two-bedroom, one-bath apartment, while the basement offers a two-bedroom, two-bath unit. A separate studio is located above the detached garage, creating a varied unit mix within the property’s 2,880 square feet. The existing configuration supports multiple occupancy arrangements, including rental use, multigenerational living, or a combination of owner occupancy and additional units.
The property has direct access to Highway 9 South and is located minutes from downtown Dawsonville. It is adjacent to a planned 114-townhome development and near the proposed downtown expansion plan. Current zoning is residential. The address is 416 Hwy 9 S, Dawsonville, GA 30534.
The property has direct access to Highway 9 South and is located minutes from downtown Dawsonville. It is adjacent to a planned 114-townhome development and near the proposed downtown expansion plan. Current zoning is residential. The address is 416 Hwy 9 S, Dawsonville, GA 30534.
Key Highlights
- Three separate residential units: 2‑bedroom/1‑bath, 2‑bedroom/2‑bath, and studio
- 2,880 square feet of improvements built in 1938
- Studio apartment positioned above a detached garage
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
$38,690
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
9.00%
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%
$773,800
$773.8K
Cap Rate 7%
$552,714
$552.7K
Cap Rate 9%
$429,889
$429.9K
Market Conditions
NOI Build-Up for 2,880 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
$75.0K $26.04/SF
− Vacancy
−$4.6K −$1.61/SF
EGI
$70.3K $24.43/SF
− OpEx
−$31.7K −$10.99/SF
NOI
$38.7K $13.43/SF
Area
Dawson 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%
$773,800
Cap Rate 7%
$552,714
Cap Rate 9%
$429,889
Alternative Uses
Best Use
Multifamily LT 5
$597.8K
$523.1K – $697.4K
NOI $41,846 @ 7.0% cap · market cap 9.73%
Second Best
Apartment 5plus
$552.7K
$483.6K – $644.8K
NOI $38,690 @ 7.0% cap · market cap 9.00%
Theoretical Best
Office A
$805.1K
$704.4K – $939.3K
NOI $56,355 @ 7.0% cap · market cap 13.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
579
Businesses Nearby
Explore this area
Business Placement
Demographics for 30534, GA
30,903
Population
13,394
Households
2.3
Avg Household Size
42
Median Age
33%
College-Educated
90%
High-School Grad
212.9 sq mi
ZIP Area
145
Density / Sq Mi
$88,953
Median Household Income
$45,619
Median Earnings
$1,426
Median Rent
$336,600
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Triplex - Residential triplex with separate living spaces, highway access, and proximity to planned townhome development.
Where is this triplex located?
The property is located at 416 Hwy 9 S Dawsonville, GA.
What is the asking price?
The asking price for this property is $430,000.
What are key features of this property?
This property features: Three separate residential units: 2‑bedroom/1‑bath, 2‑bedroom/2‑bath, and studio; 2,880 square feet of improvements built in 1938; Studio apartment positioned above a detached garage
