Flex Space with Expansion
For Sale
Contact for pricing
4654 COHUTTA VARNELL RD, Cohutta, GA 30710
A 12-acre tract with a 5,166 sf flex building and nearby sewer availability for future utility extension.
Property Size7,800 SF
Lot Size12.00 Acres
Price / SF$50
Days on Market70
Property Features for 4654 COHUTTA VARNELL RD
General Information
Standard status
Active
Size
7,800 SF
Lot size
12.00 Acres
Property subtype
Mixed Use, Land, Special Purpose
Building Details
Year Built
1986
Buildings
1
Stories
1
Units
1
Listing Agency:
Coldwell Banker Kinard Realty - GA
Listed By:
Michael Maret · License #173770
(706) 226-5182
Source:
Crexi
Added: Jun 30
Changed: Aug 14
Last Checked: Sep 6 at 12:00AM
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 Coldwell Banker Kinard Realty - GA
Investment Insights
Based on property information with market context.
This 12-acre commercial tract includes a versatile 5,166 square foot flex building. The property is positioned to support utility extension given that municipal sewer is located approximately one mile from the site.
The overall configuration is suited for buyers seeking an existing structure with room to grow. The public remarks note the ability to expand to a total contiguous footprint of up to 83 acres, providing flexibility for industrial projects and larger development plans.
For due diligence, interested parties should review how the proposed utility extension and any expansion concepts would align with the intended development scope. The tract combines immediate on-site building improvements with a pathway for future expansion based on the proximity of municipal sewer service.
The overall configuration is suited for buyers seeking an existing structure with room to grow. The public remarks note the ability to expand to a total contiguous footprint of up to 83 acres, providing flexibility for industrial projects and larger development plans.
For due diligence, interested parties should review how the proposed utility extension and any expansion concepts would align with the intended development scope. The tract combines immediate on-site building improvements with a pathway for future expansion based on the proximity of municipal sewer service.
Key Highlights
- 12‑acre commercial tract with a 5,166 SF building
- Building was constructed in 1986
- Municipal sewer is about one mile away, supporting utility extension for future development
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
$31,056
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
7.96%
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%
$621,120
$621.1K
Cap Rate 7%
$443,657
$443.7K
Cap Rate 9%
$345,067
$345.1K
Market Conditions
NOI Build-Up for 7,800 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
$46.8K $6.00/SF
− Vacancy
−$2.4K −$0.31/SF
EGI
$44.4K $5.69/SF
− OpEx
−$13.3K −$1.71/SF
NOI
$31.1K $3.98/SF
Area
Whitfield County, GA
Vacancy
5.20%
Lease Rate
$6.00 /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%
$621,120
Cap Rate 7%
$443,657
Cap Rate 9%
$345,067
Alternative Uses
Best Use
Flex RnD
$604.9K
$529.3K – $705.8K
NOI $42,345 @ 7.0% cap · market cap 10.86%
Second Best
Industrial
$443.7K
$388.2K – $517.6K
NOI $31,056 @ 7.0% cap · market cap 7.96%
Theoretical Best
Office A
$1.25M
$1.09M – $1.45M
NOI $87,190 @ 7.0% cap · market cap 22.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 30710, GA
6,949
Population
2,930
Households
2.4
Avg Household Size
42
Median Age
26%
College-Educated
82%
High-School Grad
46.7 sq mi
ZIP Area
149
Density / Sq Mi
$71,197
Median Household Income
$41,583
Median Earnings
$1,084
Median Rent
$234,800
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?
Flex space - A 12-acre tract with a 5,166 sf flex building and nearby sewer availability for future utility extension.
Where is this flex space located?
The property is located at 4654 COHUTTA VARNELL RD Cohutta, GA.
What is the asking price?
The asking price for this property is $390,000.
What are key features of this property?
This property features: 12‑acre commercial tract with a 5,166 SF building; Building was constructed in 1986; Municipal sewer is about one mile away, supporting utility extension for future development
