Two-Story Mixed-Use
For Sale
$450,000
566 Hillcrest Road NW, Lilburn, GA 30047
Commercial Sale, Lilburn, GA
Property Size2,562 SF
Lot Size0.98 Acres
Price / SF$175.64
Days on Market99
Property Features for 566 Hillcrest Road NW
General Information
Property type
Commercial Sale
Property subtype
Other
Fencing
Fenced, Chain Link, Privacy
Lot features
Level
Directions
I-85 N to Exit 99 (Jimmy Carter Blvd). East on Indian Trail-Lilburn Rd. Left on Hillcrest Rd. Property on left. Between Indian Trail-Lilburn Rd and Lawrenceville Hwy (US-29).
Standard status
Active
APN
R6147 045
Size
2,562 SF
Lot size
0.98 Acres
Taxes and HOA fees
Tax Year
25
Tax Annual Amount
3159
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1987
Flooring type
Tile
Building materials
Brick
Roof type
Composition
Listing Agency:
eXp Realty
(888) 959-9461
Listed By:
Maggy Calhoun
(404) 886-0304
Added: May 30
Changed: Sep 4
Last Checked: Sep 5 at 9:06AM
MLS# 10775410
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 two-story mixed-use property provides approximately 2,562 square feet within a converted residence on approximately 0.98 acres. The layout includes multiple offices, two full kitchens serving the separate levels, and five bedrooms that can function as offices, meeting rooms, or work areas. A detached four-car garage and workshop adds utility for storage, parking, and business operations. The building was constructed in 1987 with brick construction, tile flooring, central heating, and central air conditioning.
The property is located in Lilburn near Indian Trail Road, Lawrenceville Highway, and I-85, providing access to Gwinnett County and Metro Atlanta. It carries CB, or Commercial Business, zoning and is tenant occupied. Site features include public water, a septic tank, chain-link and privacy fencing, and cable availability.
The property is located in Lilburn near Indian Trail Road, Lawrenceville Highway, and I-85, providing access to Gwinnett County and Metro Atlanta. It carries CB, or Commercial Business, zoning and is tenant occupied. Site features include public water, a septic tank, chain-link and privacy fencing, and cable availability.
Key Highlights
- Approximately 0.98 acres with 2,562 square feet of flexible space
- CB (Commercial Business) zoning in the City of Lilburn
- Two‑story layout with multiple offices and two full kitchens
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
$34,308
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
7.62%
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%
$686,160
$686.2K
Cap Rate 7%
$490,114
$490.1K
Cap Rate 9%
$381,200
$381.2K
Market Conditions
NOI Build-Up for 2,562 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
$61.2K $23.87/SF
− Vacancy
−$15.4K −$6.02/SF
EGI
$45.7K $17.85/SF
− OpEx
−$11.4K −$4.46/SF
NOI
$34.3K $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%
$686,160
Cap Rate 7%
$490,114
Cap Rate 9%
$381,200
Alternative Uses
Best Use
Office B
$490.1K
$428.9K – $571.8K
NOI $34,308 @ 7.0% cap · market cap 7.62%
Second Best
Mixed Use
$444.7K
$389.1K – $518.8K
NOI $31,128 @ 7.0% cap · market cap 6.92%
Theoretical Best
Office A
$716.2K
$626.7K – $835.5K
NOI $50,132 @ 7.0% cap · market cap 11.14%
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
851
Businesses Nearby
Explore this area
Business Placement
Demographics for 30047, GA
69,172
Population
22,691
Households
3
Avg Household Size
38
Median Age
39%
College-Educated
82%
High-School Grad
27.4 sq mi
ZIP Area
2,525
Density / Sq Mi
$85,909
Median Household Income
$41,760
Median Earnings
$1,681
Median Rent
$325,600
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.
Frequently Asked Questions
What type of property is this?
Mixed-use property - CB-zoned commercial building with flexible office, residential, and business-oriented space plus a detached garage and workshop.
Where is this mixed-use property located?
The property is located at 566 Hillcrest Road NW Lilburn, GA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Approximately 0.98 acres with 2,562 square feet of flexible space; CB (Commercial Business) zoning in the City of Lilburn; Two‑story layout with multiple offices and two full kitchens
