601 Coleman St - Hapeville Manor Assisted Living 7,500 SF Health Care Building Offered at $2,076,750 CAD at a 10.15% Cap Rate in Atlanta, GA 30354

Property Description:
601 Coleman St, Atlanta, GA 30354
Asking Price: $1,500,000 (10.15% Cap Rate on Real Estate)
Stabilized 24-Bed Personal Care Home | 8+ Years NNN Lease with ~3% Annual Escalations | Business Available Separately ($800K–$900K)
Property Overview
This 7,500 SF licensed Personal Care Home (PCH), built in 1989, occupies a 0.69-acre fully fenced and paved lot in Hapeville (South Atlanta). Operating at maximum licensed capacity (24 residents) under a 10-year NNN lease (June 1, 2023 – June 1, 2033), the facility generates stable, escalating income from 100% private-pay residents, with approximately 50% secured via hospital referral contracts (30–90+ day stays). Higher care intensity drives additional per-resident revenue.
Key Highlights
Building Size: 7,500 SF (single-story PCH)
Lot Size: 0.69 Acres (30,000 SF, fully fenced & paved)
Year Built: 1989
Licensed Beds: 24 (max under current PCH; ALC upgrade possible for 25+ beds) Facility projected capacity 31 beds.
Lease: 10-Year NNN; ~3% annual escalations (partial Year 1); ~8 years remaining
NOI (Real Estate): Average $152,222/year (blended; tenant pays all expenses)
Cap Rate: 10.15%
Rent Escalations (Per Signed Addendum & Schedule):
Year 2 (Jul 2024–Jun 2025): $12,875 ? $154,500
Year 3 (2025–2026): $13,261.25 ? $159,135
Year 4 (2026–2027): $13,658.84 ? $163,906
Year 5 (2027–2028): $14,068.19 ? $168,818
Year 6 (2028–2029): $14,490.24 ? $173,883
Year 7 (2029–2030): $14,925.33 ? $179,104
Year 8 (2030–2031): $15,372.99 ? $184,476
Year 9 (2031–2032): $15,834.18 ? $190,010
Year 10 (2032–2033): $16,310.02 ? $195,720
Total Lease Income: ~$1,668,000
Zoning: CR (Hapeville) – permits PCH, ALC, medical office, or redevelopment
Location: 3.5 miles to Hartsfield-Jackson Airport; 1 mile to I-75/I-85; near Porsche HQ & Delta TechOps
Demographics (3-Mile Radius, 2024): Population 68,492; Avg. HH Income $72,105
Investment Highlights
Business Available Separately: Not included in real estate; priced $800,000–$900,000. Owner flexible on structure, retains staff, and stays on for transition (months post-close).
Revenue Model: 100% private-pay; approximately 50% hospital contracts (30–90+ days); higher care levels yield increased per-resident revenue.
Stable Cash Flow: NNN lease; $100/day late fee; $12,000 security deposit; ~3% escalations locked in.
Value-Add Potential
Potential to upgrade to Assisted Living Community (ALC) license for 25+ beds (GA Rules 111-8-63; requires DCH application—compliant with state, federal, and local laws).
Market Context (South Atlanta / Hapeville Submarket)
Atlanta senior care demand is strong: PCH/ALC occupancy above 95%, 65+ population up 12% year-over-year in Fulton County. Hospital synergies and industrial conversion upside:
Aerotropolis Atlanta: $1.2B master plan (Source: ATL Airport)
Porsche Experience Center Expansion: Phase II completed Q2 2025 (Source: Porsche Newsroom)
Delta TechOps MRO: $200M hangar opened 2025 (Source: Delta News Hub)
Senior Care Stats: GA ALC growth; metro Atlanta vacancy under 5% (CoStar Q3 2025).
Broker Contacts
Harrison Watson, Senior Director
Century 21 Results | Commercial Division
P: 770-314-2920 | O: 770-889-6090
Email: cpcgcre@gmail.com
Aaron McLaughlin, Director
Century 21 Results | Commercial Division
P: 678-521-5043 | O: 770-889-6090
Email: aaronmclaughlin@bridge2invest.com
Disclaimer
Every effort has been made to provide accurate information, but no liability is assumed for errors or omissions. Data sourced from Fulton County Assessor (2025), qPublic, and GA DCH. Verify PCH/ALC license, financials, and compliance via DCH site inspection and legal review. Full lease, P&L, and license available in data room.