Office Building with Board
For Sale
$350,000
108 Cedar Street, Carrollton, GA 30117
Commercial Sale, Carrollton, GA
Property Size1,741 SF
Lot Size0.22 Acres
Price / SF$201.03
Days on Market275
Property Features for 108 Cedar Street
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
10
Lot features
City Lot
Directions
DOWNTOWN CARROLLTON CITY JUST OFF THE SQUARE ON CEDAR STREET
Standard status
Active
APN
C03 0060011
Size
1,741 SF
Lot size
0.22 Acres
Taxes and HOA fees
Tax Year
2024
Utilities
Utilities
Electricity Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
5 Private Offices
Large Board Room
Spacious Waiting Room
Full Kitchen & Bathroom
8-Foot Ceilings
Storage Building
Building Details
Year built
1946
Building materials
Vinyl Siding
Listing Agency:
Metro West Realty Group LLC
(770) 836-0042
Listed By:
Mike Mashburn · License #202437
(770) 367-8956
Added: Nov 18, 2025
Changed: Aug 19
Last Checked: Aug 20 at 8:06PM
MLS# 10647136
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.
Professional office building at 108 Cedar Street in Carrollton, GA. The building offers approximately 1,741 SF and includes five private offices, a large board room, a spacious waiting room, and a full kitchen and bathroom. Interior features include 8-foot ceilings, and there is a storage building in back. Heating and cooling are provided by central systems, and exterior construction is vinyl siding. The property sits on a 0.22-acre lot with public water and public sewer services and electricity available.
The building is positioned within walking distance of the downtown square, courthouse, and dining, supporting a convenient customer and client experience in the heart of Carrollton.
Built in 1946, this is a move-in-ready option for professional service users seeking an office layout with dedicated rooms for meetings, client reception, and daily operations.
The building is positioned within walking distance of the downtown square, courthouse, and dining, supporting a convenient customer and client experience in the heart of Carrollton.
Built in 1946, this is a move-in-ready option for professional service users seeking an office layout with dedicated rooms for meetings, client reception, and daily operations.
Key Highlights
- Approximately 1,741 SF office building with five private offices
- Large board room plus spacious waiting room
- Full kitchen and bathroom included
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
$23,314
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
6.66%
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%
$466,280
$466.3K
Cap Rate 7%
$333,057
$333.1K
Cap Rate 9%
$259,044
$259.0K
Market Conditions
NOI Build-Up for 1,741 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
$41.6K $23.87/SF
− Vacancy
−$10.5K −$6.02/SF
EGI
$31.1K $17.85/SF
− OpEx
−$7.8K −$4.46/SF
NOI
$23.3K $13.39/SF
Area
Carroll 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%
$466,280
Cap Rate 7%
$333,057
Cap Rate 9%
$259,044
Alternative Uses
Best Use
Office B
$333.1K
$291.4K – $388.6K
NOI $23,314 @ 7.0% cap · market cap 6.66%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$486.7K
$425.8K – $567.8K
NOI $34,067 @ 7.0% cap · market cap 9.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,159
Businesses Nearby
Explore this area
Business Placement
Demographics for 30117, GA
37,644
Population
15,313
Households
2.5
Avg Household Size
34
Median Age
29%
College-Educated
85%
High-School Grad
108.1 sq mi
ZIP Area
348
Density / Sq Mi
$58,463
Median Household Income
$31,273
Median Earnings
$1,066
Median Rent
$239,600
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Professional office building featuring five private offices, a board room, waiting room, and full kitchen and bathroom.
Where is this office building located?
The property is located at 108 Cedar Street Carrollton, GA.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Approximately 1,741 SF office building with five private offices; Large board room plus spacious waiting room; Full kitchen and bathroom included
