Remodeled Live-Work
New
For Sale
$325,000
8535 Hiram Acworth Highway, Dallas, GA 30157
Remodeled brick building with a residential layout and potential for office, service business, or live-work use.
Property Size1,980 SF
Lot Size0.50 Acres
Price / SF$224.14
Days on Market5
Property Features for 8535 Hiram Acworth Highway
General Information
Standard status
Active
Size
1,980 SF
Lot size
0.50 Acres
Property subtype
Other
Additional Details
Highway Access
Yes
Amenities
0.5 acres, Level
Composition
Public Sewer
Annual Amount: $2,940, Year: 2026
Brick, Laminate
Central Air, Electric
Central, Electric
Cumulative Days on Market: 1, First day on market, On Market Date: 2026-08-13
Parking Lot
Built in 1980, Brick
County: Paulding
Resale
Cable Available, Electricity Available, Phone Available, Sewer Available, Water Available, Public
Close Of Escrow
Building Details
Building Size
1,980 SF
Year Built
1980
Buildings
1
Construction
brick
Listing Agency:
Southern Home Real Estate
(770) 616-2577
Listed By:
Windy Gamel
(770) 616-2577
Source:
Blackstreaminternational
Added: Aug 13
Changed: Aug 16
Last Checked: Aug 16 at 4:49AM
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 Southern Home Real Estate
Investment Insights
Based on property information with market context.
This remodeled brick building contains 1,450 square feet and is currently arranged as a three-bedroom, two-bath residence. The property sits on a 0.5-acre lot and offers a live-work configuration with the stated potential for office or service-based business use.
The property is located along Hiram Acworth Highway in Dallas, Georgia, directly across from an established shopping center. Nearby shopping center components identified in the property information include a supermarket, gas station, and additional retail. The building was constructed in 1980, providing a compact commercial property with an existing residential layout and flexible stated use potential.
The property is located along Hiram Acworth Highway in Dallas, Georgia, directly across from an established shopping center. Nearby shopping center components identified in the property information include a supermarket, gas station, and additional retail. The building was constructed in 1980, providing a compact commercial property with an existing residential layout and flexible stated use potential.
Key Highlights
- Remodeled 1,450 square foot brick building
- Currently configured as a 3 bedroom, 2 bath residence
- Situated on a 0.5 acre lot
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
$19,417
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
5.97%
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%
$388,340
$388.3K
Cap Rate 7%
$277,386
$277.4K
Cap Rate 9%
$215,744
$215.7K
Market Conditions
NOI Build-Up for 1,450 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
$34.6K $23.87/SF
− Vacancy
−$8.7K −$6.02/SF
EGI
$25.9K $17.85/SF
− OpEx
−$6.5K −$4.46/SF
NOI
$19.4K $13.39/SF
Area
Paulding 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%
$388,340
Cap Rate 7%
$277,386
Cap Rate 9%
$215,744
Alternative Uses
Best Use
Office B
$277.4K
$242.7K – $323.6K
NOI $19,417 @ 7.0% cap · market cap 5.97%
Second Best
Mixed Use
$273.4K
$239.3K – $319.0K
NOI $19,140 @ 7.0% cap · market cap 5.89%
Theoretical Best
Office A
$407.2K
$356.3K – $475.0K
NOI $28,501 @ 7.0% cap · market cap 8.77%
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
207
Businesses Nearby
Explore this area
Business Placement
Demographics for 30157, GA
50,727
Population
18,804
Households
2.7
Avg Household Size
36
Median Age
22%
College-Educated
91%
High-School Grad
85.1 sq mi
ZIP Area
596
Density / Sq Mi
$93,562
Median Household Income
$50,610
Median Earnings
$1,485
Median Rent
$261,000
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?
Live-work space - Remodeled brick building with a residential layout and potential for office, service business, or live-work use.
Where is this live-work space located?
The property is located at 8535 Hiram Acworth Highway Dallas, GA.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Remodeled 1,450 square foot brick building; Currently configured as a 3 bedroom, 2 bath residence; Situated on a 0.5 acre lot
