Med Spa and Office
For Sale
$525,000
449 S Hill St, Buford, GA 30518
1,280± SF building on Buford Hwy/SR-20 corridor with owner-operated med spa; C-2 zoning allows varied uses.
Property Size1,280 SF
Lot Size0.37 Acres
Price / SF$410.16
Days on Market91
Property Features for 449 S Hill St
General Information
Standard status
Active
Size
1,280 SF
Lot size
0.37 Acres
Zoning
C-2
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$1,193
Listing Agency:
UC Premier Properties
(833) 886-5263
Listed By:
Jacob Blickenstaff · License #384940
(404) 281-5002
Source:
Exprealty
Added: Jun 8
Changed: Sep 3
Last Checked: Sep 5 at 10:02AM
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 UC Premier Properties
Investment Insights
Based on property information with market context.
449 S. Hill Street is a 1,280± SF building currently operated as a med spa by the owner. The property offers flexible tenant or user options under C-2 zoning, with medical, wellness, office, retail, or service use all supported by the zoning designation. For qualified buyers who prefer to step into an operating business, the med spa is available under separate consideration.
The site sits on the high-visibility Buford Hwy/SR-20 corridor and is positioned just off both I-985 and I-85, placing it along an active growth path anchored by the Mall of Georgia. The property is set on a 0.37-acre site, providing room for future expansion.
The site sits on the high-visibility Buford Hwy/SR-20 corridor and is positioned just off both I-985 and I-85, placing it along an active growth path anchored by the Mall of Georgia. The property is set on a 0.37-acre site, providing room for future expansion.
Key Highlights
- 1,280± SF building on the Buford Hwy/SR‑20 high‑visibility corridor in Buford
- Owner‑operated med spa currently in operation
- C‑2 zoning supports medical, wellness, office, retail, and service use options
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
$17,141
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
3.26%
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%
$342,820
$342.8K
Cap Rate 7%
$244,871
$244.9K
Cap Rate 9%
$190,456
$190.5K
Market Conditions
NOI Build-Up for 1,280 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
$30.6K $23.87/SF
− Vacancy
−$7.7K −$6.02/SF
EGI
$22.9K $17.85/SF
− OpEx
−$5.7K −$4.46/SF
NOI
$17.1K $13.39/SF
Area
Gwinnett County, GA
Vacancy
25.20%
Lease Rate
$23.87 /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%
$342,820
Cap Rate 7%
$244,871
Cap Rate 9%
$190,456
Alternative Uses
Best Use
Office B
$244.9K
$214.3K – $285.7K
NOI $17,141 @ 7.0% cap · market cap 3.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$357.8K
$313.1K – $417.5K
NOI $25,047 @ 7.0% cap · market cap 4.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
895
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 30518, GA
56,149
Population
19,435
Households
2.9
Avg Household Size
36
Median Age
40%
College-Educated
88%
High-School Grad
40.0 sq mi
ZIP Area
1,404
Density / Sq Mi
$97,339
Median Household Income
$46,683
Median Earnings
$1,611
Median Rent
$367,000
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Tranquil Moments Skin Care — 2090 Buford Hwy NE #2a, Buford, GA 30518
- True Source Family Chiropractic MaxLiving Health Center — 11 Buford Village Way #127, Buford, GA 30518
- In Motion Wellness Studio Buford — 1 W Main St #4, Buford, GA 30518
- Le Blanc Haus — 420 S Hill St A, Buford, GA 30518
- DRTC Advisors Buford — e main st ne, buford, ga 30518
Frequently Asked Questions
What type of property is this?
Spa & wellness property - 1,280± SF building on Buford Hwy/SR-20 corridor with owner-operated med spa; C-2 zoning allows varied uses.
Where is this spa & wellness property located?
The property is located at 449 S Hill St Buford, GA.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: 1,280± SF building on the Buford Hwy/SR‑20 high‑visibility corridor in Buford; Owner‑operated med spa currently in operation; C‑2 zoning supports medical, wellness, office, retail, and service use options
