Renovated Brewery
For Sale
$3,950,000
434 & 432 High St SW, Gainesville, GA 30501
Brewery and restaurant improvements include a large patio, on-site parking, and multiple access points near Downtown Gainesville.
Property Size18,679 SF
Lot Size1.07 Acres
Price / SF$211.47
Days on Market223
Property Features for 434 & 432 High St SW
General Information
Standard status
Active
Size
18,679 SF
Lot size
1.07 Acres
Property subtype
Commercial
Additional Details
Road Access
Yes
Patio
Yes
Amenities
outdoor patio
Building Details
Year Built
1950
Year Renovated
2023
Tenancy
Single
Listing Agency:
Norton Commercial Acreage Group
(770) 297-4807
Listed By:
Stephen Lovett · License #320687
Source:
Florida-georgia-realty
Added: Jan 17
Changed: Aug 27
Last Checked: Aug 25 at 6:34AM
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.
This brewery property encompasses approximately +/- 18,679 square feet on +/- 1.07 acres, with an established brewery and restaurant tenant in occupancy. The improvements include approximately +/- 15,379 square feet dedicated to brewery operations and a +/- 3,300 square foot restaurant, along with a +/- 4,514 square foot outdoor patio. Originally built in 1950, the property underwent a complete renovation in 2023. On-site parking and multiple access points support customer arrival and circulation.
The property occupies a highly visible position on the edge of Downtown Gainesville, directly adjacent to the Midland Greenway. It is approximately a 10-15-minute walk from downtown and offers access to Queen City Parkway and E.E. Butler Parkway. Nearby dining, retail, and entertainment uses add to the surrounding commercial context, while the greenway contributes foot and bicycle activity.
The property occupies a highly visible position on the edge of Downtown Gainesville, directly adjacent to the Midland Greenway. It is approximately a 10-15-minute walk from downtown and offers access to Queen City Parkway and E.E. Butler Parkway. Nearby dining, retail, and entertainment uses add to the surrounding commercial context, while the greenway contributes foot and bicycle activity.
Key Highlights
- Approximately +/- 18,679 square feet on +/- 1.07 acres
- Approximately +/- 15,379 square feet of brewery space
- Approximately +/- 3,300 square foot restaurant
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
$272,130
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
6.89%
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%
$5,442,600
$5.4M
Cap Rate 7%
$3,887,571
$3.9M
Cap Rate 9%
$3,023,667
$3.0M
Market Conditions
NOI Build-Up for 18,679 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
$392.3K $21.00/SF
− Vacancy
−$29.4K −$1.58/SF
EGI
$362.8K $19.43/SF
− OpEx
−$90.7K −$4.86/SF
NOI
$272.1K $14.57/SF
Area
Hall County, GA
Vacancy
7.50%
Lease Rate
$21.00 /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%
$5,442,600
Cap Rate 7%
$3,887,571
Cap Rate 9%
$3,023,667
Alternative Uses
Best Use
Specialty Retail
$3.89M
$3.40M – $4.54M
NOI $272,130 @ 7.0% cap · market cap 6.89%
Second Best
Industrial
$1.60M
$1.40M – $1.86M
NOI $111,869 @ 7.0% cap · market cap 2.83%
Theoretical Best
Office A
$5.23M
$4.58M – $6.10M
NOI $366,175 @ 7.0% cap · market cap 9.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
3,029
Businesses Nearby
Explore this area
Business Placement
Demographics for 30501, GA
29,779
Population
12,916
Households
2.3
Avg Household Size
33
Median Age
21%
College-Educated
71%
High-School Grad
21.9 sq mi
ZIP Area
1,360
Density / Sq Mi
$58,214
Median Household Income
$33,299
Median Earnings
$1,152
Median Rent
$249,900
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Brewery - Brewery and restaurant improvements include a large patio, on-site parking, and multiple access points near Downtown Gainesville.
Where is this brewery located?
The property is located at 434 & 432 High St SW Gainesville, GA.
What is the asking price?
The asking price for this property is $3,950,000.
What are key features of this property?
This property features: Approximately +/- 18,679 square feet on +/- 1.07 acres; Approximately +/- 15,379 square feet of brewery space; Approximately +/- 3,300 square foot restaurant
