Three-Unit Residential
For Sale
$430,000
416 Highway 9 S, Dawsonville, GA 30534
Commercial Sale, Dawsonville, GA
Property Size2,880 SF
Lot Size1.05 Acres
Price / SF$149.31
Days on Market180
Property Features for 416 Highway 9 S
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Parking Lot
Lot features
Corner Lot
Directions
Use GPS
Standard status
Active
APN
D04 010
Size
2,880 SF
Lot size
1.05 Acres
Taxes and HOA fees
Tax Year
24
Tax Annual Amount
2652
Utilities
Utilities
Water Available
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Year built
1938
Building materials
Brick
Listing Agency:
Norton Commercial Acreage Group
(770) 297-4800
Listed By:
Jason Mamrick
(404) 268-0280
Added: Mar 16
Changed: Aug 19
Last Checked: Sep 11 at 9:06AM
MLS# 10740606
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.
This 1.05-acre residential property includes 2,880 square feet of improvements arranged as three separate units. The upper-level apartment has two bedrooms and one bath, while the basement apartment offers two bedrooms and two baths. A studio apartment is located above the detached garage. Brick construction, natural-gas heating, central air, a parking lot, and water and sewer service from public systems are also in place. The property was built in 1938 and is currently zoned residential.
Located at 416 Highway 9 S in Dawsonville, the site has direct access to Highway 9 South and sits minutes from downtown Dawsonville. It is adjacent to a planned 114-townhome development and next to a proposed downtown expansion plan, placing the property near planned residential and civic growth.
Located at 416 Highway 9 S in Dawsonville, the site has direct access to Highway 9 South and sits minutes from downtown Dawsonville. It is adjacent to a planned 114-townhome development and next to a proposed downtown expansion plan, placing the property near planned residential and civic growth.
Key Highlights
- 1.05‑acre site with 2,880 square feet of improvements
- Three separate residential units, including two apartments and a studio above the detached garage
- Unit mix includes 2‑bedroom/1‑bath, 2‑bedroom/2‑bath, and studio layouts
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
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
3
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
386
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Residentially zoned property with separate apartments, detached-garage studio, and public utilities.
Where is this triplex located?
The property is located at 416 Highway 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: 1.05‑acre site with 2,880 square feet of improvements; Three separate residential units, including two apartments and a studio above the detached garage; Unit mix includes 2‑bedroom/1‑bath, 2‑bedroom/2‑bath, and studio layouts
