Renovated Assisted Living
For Sale
$589,900
6684 Birch Road, Winston, GA 30187
Commercial Sale, Winston, GA
Property Size3,292 SF
Lot Size0.44 Acres
Price / SF$179.19
Days on Market96
Property Features for 6684 Birch Road
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
8
Accessibility
Accessible Approach with Ramp
Lot features
City Lot, Interior Lot
Directions
I-75 south: Merge on I-75N, to exit 247 to merge on I-20W toward Birmingham. Continue on I-20W, take exit 34 toward Douglasville. Turn right onto GA-5, left onto Bright Star Connector, Left onto Bright Star Rd, right onto Cowan Mill Rd, left on Birchwood Dr, right onto Birch Rd. Destination will on the left I-20W: take exit 34 toward Douglasville. Turn right on GA-5, left onto Bright Star Connector, Left onto Bright Star Rd, right onto Cowan Mill Rd, left on Birchwood Dr, right onto Birch Rd
Standard status
Active
APN
01250250109
Size
3,292 SF
Lot size
0.44 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3341
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Central
Cooling system
Electric, Gas (Cooling), Central Air
Water source
Public
Amenities
climate-controlled sunroom
rear deck
sizable backyard
Building Details
Year built
1972
Flooring type
Vinyl
Building materials
Brick, Vinyl Siding
Roof type
Composition
Listing Agency:
Keller Williams Realty Atl. Partners
Listed By:
Fred Perry
(770) 692-0888
Added: Jun 15
Changed: Sep 11
Last Checked: Sep 18 at 11:06AM
MLS# 10786165
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 3292-square-foot brick ranch, built in 1972, is configured for assisted living, personal care, group home, veteran housing, transitional housing, or sober living uses described in the offering. The main level includes four bedrooms, three full bathrooms, an open kitchen with quartz counters, island, breakfast bar, and new appliances, plus a climate-controlled sunroom. A finished basement exceeding 1,000 square feet adds two bedrooms, one full bathroom, a living or common area, storage, and a private entrance with a dedicated driveway.
The property includes an R-6 zoning designation, full fire sprinklers, kitchen hood suppression, a commercial fire alarm with pull stations, strobes, and carbon monoxide detectors, along with illuminated exit signs. Major updates include a new roof, HVAC system, and hot water heater. Exterior features include a rear deck, sizable backyard, covered carport, oversized driveway, and detached two-car garage or workshop. Public water and septic service are provided on the 0.444-acre property.
The property includes an R-6 zoning designation, full fire sprinklers, kitchen hood suppression, a commercial fire alarm with pull stations, strobes, and carbon monoxide detectors, along with illuminated exit signs. Major updates include a new roof, HVAC system, and hot water heater. Exterior features include a rear deck, sizable backyard, covered carport, oversized driveway, and detached two-car garage or workshop. Public water and septic service are provided on the 0.444-acre property.
Key Highlights
- 3292 square feet with 6 bedrooms and 4 full bathrooms
- Finished basement exceeding 1,000 square feet with private entrance and dedicated driveway
- R‑6 zoning designation with potential assisted living, group home, and housing applications
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
$44,225
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
7.50%
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%
$884,500
$884.5K
Cap Rate 7%
$631,786
$631.8K
Cap Rate 9%
$491,389
$491.4K
Market Conditions
NOI Build-Up for 3,292 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
$85.7K $26.04/SF
− Vacancy
−$5.3K −$1.61/SF
EGI
$80.4K $24.43/SF
− OpEx
−$36.2K −$10.99/SF
NOI
$44.2K $13.43/SF
Area
Douglas County, GA
Vacancy
6.20%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
45.00%
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%
$884,500
Cap Rate 7%
$631,786
Cap Rate 9%
$491,389
Alternative Uses
Best Use
Apartment 5plus
$631.8K
$552.8K – $737.1K
NOI $44,225 @ 7.0% cap · market cap 7.50%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$920.2K
$805.2K – $1.07M
NOI $64,417 @ 7.0% cap · market cap 10.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
37
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 30187, GA
9,114
Population
3,029
Households
3
Avg Household Size
43
Median Age
24%
College-Educated
94%
High-School Grad
31.5 sq mi
ZIP Area
289
Density / Sq Mi
$102,500
Median Household Income
$48,172
Median Earnings
$994
Median Rent
$288,100
Median Home Value
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Frequently Asked Questions
What type of property is this?
Assisted living facility - Brick ranch with residential comfort, safety systems, separate lower-level access, and flexible space for care or housing operations.
Where is this assisted living facility located?
The property is located at 6684 Birch Road Winston, GA.
What is the asking price?
The asking price for this property is $589,900.
What are key features of this property?
This property features: 3292 square feet with 6 bedrooms and 4 full bathrooms; Finished basement exceeding 1,000 square feet with private entrance and dedicated driveway; R‑6 zoning designation with potential assisted living, group home, and housing applications
