Remodeled C2 Office
For Sale
$279,000
205 W Center Street, Carrollton, GA 30117
Commercial Sale, Carrollton, GA
Property Size1,624 SF
Lot Size0.09 Acres
Price / SF$171.80
Days on Market117
Property Features for 205 W Center Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C2
Subdivision
6-Carrollton City
Standard status
Active
Size
1,624 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Annual Amount
1637
Building Details
Year built
1921
Listing Agency:
Metro West Realty
(770) 836-0042
Listed By:
Mike Mashburn · License #202437
(770) 367-8956
Added: May 13
Changed: Aug 20
Last Checked: Sep 6 at 3:06AM
MLS# 151969
Copyright © 2026 West Metro Board of Realtors. 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 1,624-square-foot office unit occupies a 0.09-acre site within Carrollton city limits. The 1921 property has undergone approximately 90% remodeling during the last 3 months, creating an updated commercial setting for office or small-business use. C2 zoning supports its commercial positioning.
The property is located at 205 W Center Street in Carrollton, Georgia, beside or behind Dairy Queen. Remaining work includes completion of the parking area and HVAC improvements, providing a clear scope for finishing the property’s current renovation program.
The property is located at 205 W Center Street in Carrollton, Georgia, beside or behind Dairy Queen. Remaining work includes completion of the parking area and HVAC improvements, providing a clear scope for finishing the property’s current renovation program.
Key Highlights
- 1,624‑square‑foot office unit on a 0.09‑acre site
- Approximately 90% remodeled in the last 3 months
- C2 zoning
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
$21,747
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
7.79%
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%
$434,940
$434.9K
Cap Rate 7%
$310,671
$310.7K
Cap Rate 9%
$241,633
$241.6K
Market Conditions
NOI Build-Up for 1,624 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
$38.8K $23.87/SF
− Vacancy
−$9.8K −$6.02/SF
EGI
$29.0K $17.85/SF
− OpEx
−$7.2K −$4.46/SF
NOI
$21.7K $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%
$434,940
Cap Rate 7%
$310,671
Cap Rate 9%
$241,633
Alternative Uses
Best Use
Office B
$310.7K
$271.8K – $362.5K
NOI $21,747 @ 7.0% cap · market cap 7.79%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$454.0K
$397.2K – $529.6K
NOI $31,778 @ 7.0% cap · market cap 11.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,320
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Recently updated office property with C2 zoning and unfinished parking and HVAC work.
Where is this office units located?
The property is located at 205 W Center Street Carrollton, GA.
What is the asking price?
The asking price for this property is $279,000.
What are key features of this property?
This property features: 1,624‑square‑foot office unit on a 0.09‑acre site; Approximately 90% remodeled in the last 3 months; C2 zoning
