Building Details

Year Built 1920

Listing Agency: Royal Realty r***@yahoo.com Show Phone

Listed By: George Williams · License #302681

Source: Brockteam

Added: Aug 25 Changed: Aug 29 Last Checked: Aug 29 at 2:53PM

Report an Issue

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 Royal Realty

Investment Insights

Based on property information with market context.

This convenience-store property includes a kitchen and gas station component, combining retail operations with on-site food-service capability. The building has been recently renovated, while its original construction dates to 1920. The sale includes the real property associated with the business.

Located at 5707 Highway 72 E in Carlton, Georgia, the site serves a neighborhood setting along Highway 72. The property offers an established convenience-store format with multiple operating components in one location.

Key Highlights

• Recently renovated convenience‑store property
• Kitchen included within the property
• Gas station component supports fuel sales

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

$29,420

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

7.85%

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%

$588,400 $588.4K

Cap Rate 7%

$420,286 $420.3K

Cap Rate 9%

$326,889 $326.9K

Market Conditions

NOI Build-Up for 1,974 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

$42.6K $21.60/SF

− Vacancy

−$3.4K −$1.73/SF

EGI

$39.2K $19.87/SF

− OpEx

−$9.8K −$4.97/SF

NOI

$29.4K $14.90/SF

Area

Madison County, GA

Vacancy

8.00%

Lease Rate

$21.60 /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%

$588,400

Cap Rate 7%

$420,286

Cap Rate 9%

$326,889

Alternative Uses

Best Use

Specialty Retail

$420.3K

$367.8K – $490.3K (±1% cap)

NOI $29,420 @ 7.0% cap · market cap 7.85%

Second Best

Retail

$318.7K

$278.9K – $371.9K (±1% cap)

NOI $22,311 @ 7.0% cap · market cap 5.95%

Theoretical Best

Office A

$475.9K

$416.4K – $555.2K (±1% cap)

NOI $33,311 @ 7.0% cap · market cap 8.88%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Grocery and convenience stores

Suggested Use

Top Pick (Bike/Boat/Book/etc) Store Computer & Electronic Repair Barber Shop Department Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Turnkey business

Opportunity

Location Intelligence

Trade Area within ½ mile

19

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 30627, GA

2,295

Population

985

Households

2.3

Avg Household Size

45

Median Age

18%

College-Educated

86%

High-School Grad

118.0 sq mi

ZIP Area

19

Density / Sq Mi

$83,188

Median Household Income

$32,248

Median Earnings

$212,500

Median Home Value

Market

Vacancy Rate% for Retail in South region

7% 2020

6.2% 2021

5.1% 2022

4.8% 2023

4.9% 2024

5.4% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this grocery and convenience stores located? What is the asking price? Find similar properties ... What are key features of this property?

Ask Rey about this property ...

Frequently Asked Questions

What type of property is this?

Grocery and convenience store - Property includes a kitchen and fuel-service operation in a neighborhood commercial setting.

Where is this grocery and convenience store located?

The property is located at 5707 Highway 72 E Carlton, GA.

What is the asking price?

The asking price for this property is $375,000.

What are key features of this property?

This property features: Recently renovated convenience‑store property; Kitchen included within the property; Gas station component supports fuel sales