Renovated Live-Work
For Sale
$550,000
585 White Circle, Athens, GA 30605
Commercial Sale, Athens, GA
Property Size2,108 SF
Lot Size0.05 Acres
Price / SF$260.91
Days on Market23
Property Features for 585 White Circle
General Information
Property type
Commercial Sale
Property subtype
Office
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bathroom 1
Interior features
Fireplace, High Ceilings, Programmable Thermostat
Fireplace
1
Appliances
Some Electric Appliances, Some Gas Appliances, Dryer, Dishwasher, Disposal, Gas Water Heater, Microwave, Oven, Range, Refrigerator, Range Hood, Washer
Lot features
Historic District
Directions
From GA-316 East. As you approach Athens, take the Athens Perimeter/Loop 10. Take Milledge Avenue and turn right, then left on Whitehall Mill Rd. Turn right into White Circle. Follow White Circle, building 4, unit 402.
Standard status
Active
APN
184A7 D002
Lot size
0.05 Acres
Taxes and HOA fees
Tax Description
Deed Book 5308 Pg 245
HOA Fee
$592 Monthly
Legal Description
Deed Book 5308 Pg 245
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central, Natural Gas
Cooling system
Central Air, Electric
Water source
Public
Amenities
soaring exposed-beam ceilings
original brick walls
hardwood floors
multiple skylights
two full bathrooms
beautifully appointed kitchen
private office areas
generous storage
large private outdoor patio
Building Details
Year built
1900
Floors in Building
1
Building materials
Brick
Roof type
Metal
Architectural style
Loft
Additional Structures
Gazebo
Listing Agency:
Coldwell Banker Upchurch Realty
(706) 543-4000
Listed By:
Maria Cardarelli · License #252021
(706) 255-5522
Added: Jul 30
Changed: Aug 19
Last Checked: Aug 21 at 3:06PM
MLS# CL361661
Copyright © 2026 Hive MLS. 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 approximately 2,108-square-foot live-work loft combines commercial functionality with distinctive architectural details. Renovated in 2020, the space includes an open layout, exposed-beam ceilings, original brick walls, hardwood flooring, multiple skylights, two full bathrooms, a kitchen, private office areas, storage, and a private outdoor patio. A fireplace, central heating, and central air add to the interior amenities. The building dates to 1900 and features brick construction with a metal roof.
The property is located within Whitehall Mill Lofts, a mixed-use community along the North Oconee River in Athens. Commercial Neighborhood (CN) zoning applies. Public water and public sewer serve the property, with cable available. The site includes access to an ample parking lot and is positioned minutes from Downtown Athens, the University of Georgia, the Loop, and major transportation routes.
The open configuration may support professional, creative, service-oriented, or live-work applications, subject to applicable zoning requirements, approvals, and association restrictions.
The property is located within Whitehall Mill Lofts, a mixed-use community along the North Oconee River in Athens. Commercial Neighborhood (CN) zoning applies. Public water and public sewer serve the property, with cable available. The site includes access to an ample parking lot and is positioned minutes from Downtown Athens, the University of Georgia, the Loop, and major transportation routes.
The open configuration may support professional, creative, service-oriented, or live-work applications, subject to applicable zoning requirements, approvals, and association restrictions.
Key Highlights
- Approximately 2,108 SF loft renovated in 2020
- Commercial Neighborhood (CN) zoning
- Exposed‑beam ceilings, original brick walls, hardwood floors, and multiple skylights
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
$27,286
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
4.96%
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%
$545,720
$545.7K
Cap Rate 7%
$389,800
$389.8K
Cap Rate 9%
$303,178
$303.2K
Market Conditions
NOI Build-Up for 2,108 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
$45.5K $21.60/SF
− Vacancy
−$9.2K −$4.34/SF
EGI
$36.4K $17.26/SF
− OpEx
−$9.1K −$4.31/SF
NOI
$27.3K $12.94/SF
Area
Athens, GA
Vacancy
20.10%
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%
$545,720
Cap Rate 7%
$389,800
Cap Rate 9%
$303,178
Alternative Uses
Best Use
Office B
$389.8K
$341.1K – $454.8K
NOI $27,286 @ 7.0% cap · market cap 4.96%
Second Best
Mixed Use
$357.8K
$313.0K – $417.4K
NOI $25,043 @ 7.0% cap · market cap 4.55%
Theoretical Best
Office A
$508.2K
$444.7K – $592.9K
NOI $35,572 @ 7.0% cap · market cap 6.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
67
Businesses Nearby
Explore this area
Business Placement
Demographics for 30605, GA
43,205
Population
18,387
Households
2.3
Avg Household Size
28
Median Age
53%
College-Educated
91%
High-School Grad
38.2 sq mi
ZIP Area
1,131
Density / Sq Mi
$48,188
Median Household Income
$24,933
Median Earnings
$1,104
Median Rent
$279,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Live-work space - Open commercial loft with exposed beams, original brick, skylights, two full bathrooms, and a private outdoor patio.
Where is this live-work space located?
The property is located at 585 White Circle Athens, GA.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Approximately 2,108 SF loft renovated in 2020; Commercial Neighborhood (CN) zoning; Exposed‑beam ceilings, original brick walls, hardwood floors, and multiple skylights
