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    Personal Care Home Facility Title is generated by Realmo AI

    510 Reed Rd, Dalton, GA 30720

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    100% occupied, 24-unit licensed Personal Care Home Facility for sale.

    Type:Senior Living
    Property size:
    19,213 SF
    Price / SF:
    $208/SF
    Added:
    May 2, 2023
    Days on Market:
    1124
    Last Refresh:
    May 12 at 8:42 pm

    Property Features for 510 Reed Rd

    General Information

    Standard status
    Active
    Size
    19,213 SF
    Property subtype
    Senior Living

    Building Details

    Year Built
    1989

    We can help!

    Listing Contact
    Ernie Anaya

    Listing agent Ernie Anaya License #GA 356482

    Listing office Bull Realty

    Listing date May 2, 2023

    Source Crexi

    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 Bull Realty

    HighLights

    • 100% Occupied with Waiting List: Demonstrating high demand.
    • High Net Operating Income (NOI): Generates $490,121 annually.
    • Growing Demand for Assisted Living: Projected 116.6% increase within the PMA by 2027.
    • Desirable Location: In Dalton, GA, close to I‑75, with a tranquil setting.
    • Strong Demographics: High average net worth and household income for ages 75+ within the PMA.
    • Features and Amenities: Includes spacious suites and studios, porches, award‑winning vegetable garden, walk paths, gazebo, gated community with video cameras, and a basement with garages and storage.

    Overview

    This 19,213 square foot, 100% occupied, 24-unit licensed Personal Care Home Facility is located in Dalton, GA, between Atlanta and Chattanooga, in the "Carpet Capital of the World". The facility features 6 suites and 18 studios, each with porches overlooking landscaped grounds. Residents can enjoy a vegetable garden, walk paths, and a gazebo. Safety is ensured within this gated community by video cameras. The facility includes a 7,000 square foot basement with garages and storage, an 1,100 square foot staff apartment, and an unfinished area that could become an activity room. The demand for assisted living units within a 5-mile Primary Market Area is increasing, with a projected demand of 65 units in 2027, representing an 116.6% increase. 34.4% of the population have ambulatory difficulty, while 28.5% require independent living. The facility generates a gross income of $921,600 per year, with a net operating income (NOI) of $490,121.
    Property Profile Location Intelligence

    Current Use by Public Records

    Pleasant Valley Personal ... Nursing Home

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Dalton
    County
    Whitfield
    State
    Georgia
    Longitude
    -84.974148
    Latitude
    34.806581

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    FAQs

    What type of property is this?
    Assisted living facility - 100% occupied, 24-unit licensed Personal Care Home Facility for sale.
    Where is this assisted living facility located?
    The property is located at 510 Reed Rd Dalton, GA.
    What is the asking price?
    The asking price for this property is $3,999,990.
    What are key features of this property?
    This property features: 100% Occupied with Waiting List: Demonstrating high demand.; High Net Operating Income (NOI): Generates $490,121 annually.; Growing Demand for Assisted Living: Projected 116.6% increase within the PMA by 2027.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Ernie Anaya
    Real Estate License ID: GA 356482
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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