Remodeled Live-Work
New
For Sale
$325,000
8535 Hiram Acworth Highway, Dallas, GA 30157
COMMERCIAL - Dallas, GA
Property Size1,450 SF
Lot Size0.50 Acres
Price / SF$224.14
Days on Market5
Property Features for 8535 Hiram Acworth Highway
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Parking Lot
Window features
Display Window(s)
Lot features
Level
Directions
From downtown Dallas, take Dallas Acworth Hwy 10 miles north to property on right at Cedarcrest Rd
Standard status
Active
APN
5546
Size
1,450 SF
Lot size
0.50 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
2940
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
1980
Flooring type
Brick, Laminate
Building materials
Brick
Roof type
Composition
Listing Agency:
Southern Home Real Estate
(770) 505-4053
Listed By:
Windy Gamel · License #259091
(770) 616-2577
Added: Aug 13
Last Checked: Aug 17 at 12:06AM
MLS# 10825124
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.
Located at 8535 Hiram Acworth Highway in Dallas, this remodeled brick building contains 1,450 square feet on a 0.5-acre lot. The interior is currently arranged as a three-bedroom, two-bath residence, with laminate and brick flooring. Central electric heating and cooling, a composition roof, and a parking lot are included.
The property sits directly across from a shopping center with a supermarket, gas station, and additional retail. Public water and public sewer serve the site, while cable is available. Its current residential layout provides a documented foundation for live-work use or conversion to an office or service-based business, subject to applicable requirements.
The property sits directly across from a shopping center with a supermarket, gas station, and additional retail. Public water and public sewer serve the site, while cable is available. Its current residential layout provides a documented foundation for live-work use or conversion to an office or service-based business, subject to applicable requirements.
Key Highlights
- Remodeled 1,450‑square‑foot brick building on a 0.5‑acre lot
- Currently configured as a 3‑bedroom, 2‑bath residence
- Directly across from a shopping center with a supermarket, gas station, and additional retail
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
Yes
Paved road 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 - Brick building with a flexible residential configuration, public utilities, and parking lot access for office or service-based 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 on a 0.5‑acre lot; Currently configured as a 3‑bedroom, 2‑bath residence; Directly across from a shopping center with a supermarket, gas station, and additional retail
