Remodeled Brick Live-Work
For Sale
$325,000
8535 Hiram Acworth Highway, Dallas, GA 30157
Commercial Sale, Dallas, GA
Property Size1,450 SF
Lot Size0.50 Acres
Price / SF$224.14
Days on Market52
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
Laminate, Brick
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
Changed: Sep 13
Last Checked: Oct 3 at 7:06PM
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.
This live-work property includes a remodeled 1,450-square-foot brick building on a 0.5-acre lot. The current interior arrangement provides three bedrooms and two bathrooms, while laminate and brick flooring, central heating, central air, electric systems, a composition roof, and a parking lot are in place. Public water and public sewer serve the property, with cable available.
The site fronts Hiram Acworth Highway in Dallas and sits across from a shopping center containing a supermarket, gas station, and other retail uses. Its existing residential configuration and commercial setting support consideration for office, service-based business, or combined living and working use, subject to applicable approvals.
The site fronts Hiram Acworth Highway in Dallas and sits across from a shopping center containing a supermarket, gas station, and other retail uses. Its existing residential configuration and commercial setting support consideration for office, service-based business, or combined living and working use, subject to applicable approvals.
Key Highlights
- Remodeled 1,450‑square‑foot brick building
- 0.5‑acre lot along Hiram Acworth Highway
- Current layout includes 3 bedrooms and 2 bathrooms
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
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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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 - Flexible property with a remodeled building, residential layout, public utilities, and a paved parking area.
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; 0.5‑acre lot along Hiram Acworth Highway; Current layout includes 3 bedrooms and 2 bathrooms
