Remodeled Office
For Sale
$279,000
205 W Center Street, Carrollton, GA 30117
Commercial Sale, Carrollton, GA
Property Size1,624 SF
Lot Size0.19 Acres
Price / SF$171.80
Days on Market594
Property Features for 205 W Center Street
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
On Street, Parking Lot
Lot features
City Lot, Level
Directions
Carrollton city , sits behind Diary Queen on W. center st.
Standard status
Active
APN
C07 0010003
Size
1,624 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Year
23
Tax Annual Amount
1638
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1921
Building materials
Frame
Listing Agency:
Metro West Realty Group LLC
(770) 836-0042
Listed By:
Mike Mashburn · License #202437
(770) 367-8956
Added: Feb 18, 2025
Changed: Sep 12
Last Checked: Oct 5 at 12:06AM
MLS# 10461501
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 1,624-square-foot office building occupies a 0.19-acre parcel within Carrollton city limits. The frame structure dates to 1921 and has undergone approximately 90% remodeling during the past three months. C-2 zoning supports its current office-oriented positioning, while the property includes both on-street parking and a dedicated parking lot.
The building is located at 205 W Center Street in Carrollton, Georgia, adjacent to or behind Dairy Queen. Public water and public sewer serve the property, and cable service is available. The parking area remains unfinished, and HVAC work is still needed, providing clear remaining improvement items for the next owner.
The building is located at 205 W Center Street in Carrollton, Georgia, adjacent to or behind Dairy Queen. Public water and public sewer serve the property, and cable service is available. The parking area remains unfinished, and HVAC work is still needed, providing clear remaining improvement items for the next owner.
Key Highlights
- 1,624‑square‑foot office building on a 0.19‑acre parcel
- Approximately 90% remodeled during the last 3 months
- C‑2 zoning within Carrollton city limits
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
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Open Analytics
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
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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?
Office building - C-2-zoned office property with recent interior improvements and both on-street and lot parking.
Where is this office building 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 building on a 0.19‑acre parcel; Approximately 90% remodeled during the last 3 months; C‑2 zoning within Carrollton city limits
