Renovated Storefront with
For Sale
$624,900
4455 Jot Em Down Road, Cumming, GA 30028
Commercial Sale, Cumming, GA
Property Size1,264 SF
Lot Size0.88 Acres
Price / SF$494.38
Days on Market104
Property Features for 4455 Jot Em Down Road
General Information
Property type
Residential
Property subtype
Retail
Zoning
com
Parking
8
Parking features
Parking Lot
Interior features
Restrooms
Accessibility
Accessible Approach with Ramp
Lot features
Level
Directions
400 North left on Jot Em Down road property is on the right.
Standard status
Active
APN
249 006
Size
1,264 SF
Lot size
0.88 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
2622
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Propane (Heating), Central
Cooling system
Ceiling Fan(s)
Building Details
Year built
1951
Floors in Building
1
Flooring type
Hardwood
Building materials
Wood Siding
Roof type
Asphalt
Listing Agency:
Keller Williams Realty Community Partners
(678) 341-7400
Listed By:
THE MILFORD TEAM
(678) 648-5500
Added: Jun 1
Changed: Sep 4
Last Checked: Sep 12 at 7:06PM
MLS# 7780181
Copyright © 2026 First Multiple Listing Service, Inc. 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 1,264-square-foot storefront property occupies 0.88 acres and consists of a completely renovated older home adapted for commercial use. The interior offers an open floor plan with refinished hardwood flooring, a fireplace, numerous windows, restrooms, and a spacious side porch. An attached two-car carport supplements the concrete parking area, while a separate outbuilding provides storage. Wood siding, an asphalt roof, central heating, propane heat, ceiling fans, and an accessible approach with ramp are among the property features. The building dates to 1951 and is served by cable availability and a septic tank.
The property is located near GA 400 in Cumming, Georgia, with undeveloped commercial properties in the surrounding area. The current occupant operates a hair salon, and the existing layout has also been identified for professional or personal services. Zoning is listed as com.
The property is located near GA 400 in Cumming, Georgia, with undeveloped commercial properties in the surrounding area. The current occupant operates a hair salon, and the existing layout has also been identified for professional or personal services. Zoning is listed as com.
Key Highlights
- 0.88‑acre commercial parcel with a 1,264‑square‑foot storefront property
- Completely renovated older home with an open floor plan and refinished hardwood flooring
- Spacious side porch, fireplace, numerous windows, and restrooms
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
$17,779
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
2.85%
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%
$355,580
$355.6K
Cap Rate 7%
$253,986
$254.0K
Cap Rate 9%
$197,544
$197.5K
Market Conditions
NOI Build-Up for 1,264 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
$27.8K $21.96/SF
− Vacancy
−$2.4K −$1.87/SF
EGI
$25.4K $20.09/SF
− OpEx
−$7.6K −$6.03/SF
NOI
$17.8K $14.07/SF
Area
Forsyth County, GA
Vacancy
8.50%
Lease Rate
$21.96 /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%
$355,580
Cap Rate 7%
$253,986
Cap Rate 9%
$197,544
Alternative Uses
Best Use
Retail
$254.0K
$222.2K – $296.3K
NOI $17,779 @ 7.0% cap · market cap 2.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$353.3K
$309.2K – $412.2K
NOI $24,734 @ 7.0% cap · market cap 3.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
67
Businesses Nearby
18k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 88%
Dining 12%
Shell
Shops & Services
15,571 visits/mo
0.3 miles
SUBWAY
Dining
2,060 visits/mo
0.3 miles
Demographics for 30028, GA
30,318
Population
11,720
Households
2.6
Avg Household Size
37
Median Age
42%
College-Educated
94%
High-School Grad
50.0 sq mi
ZIP Area
606
Density / Sq Mi
$132,569
Median Household Income
$61,932
Median Earnings
$2,101
Median Rent
$429,000
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Open-plan commercial space features hardwood floors, a fireplace, abundant windows, and an attached carport.
Where is this storefront property located?
The property is located at 4455 Jot Em Down Road Cumming, GA.
What is the asking price?
The asking price for this property is $624,900.
What are key features of this property?
This property features: 0.88‑acre commercial parcel with a 1,264‑square‑foot storefront property; Completely renovated older home with an open floor plan and refinished hardwood flooring; Spacious side porch, fireplace, numerous windows, and restrooms
