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    One-Level Office Building Title is generated by Realmo AI

    2440 Sandy Plains Road, Marietta, GA 30066

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    For Sale
    $350,000

    SINGLE_FAMILY - Marietta, GA

    Type:Office
    Property size:
    2,136 SF
    Lot size:
    0.05 Acres
    Price / SF:
    $163/SF
    Added:
    Jun 5, 2026
    Days on Market:
    4
    Last Refresh:
    Jun 8 at 2:06 am

    Property Features for 2440 Sandy Plains Road

    General Information

    Property type
    Residential
    Property subtype
    Office
    Zoning
    LRO
    Parking
    10
    Parking features
    Parking Lot
    Window features
    Insulated Windows, Wood Frames
    Interior features
    Reception Area, Restrooms
    Standard status
    Active
    Size
    2,136 SF
    Lot size
    0.05 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    3518

    Utilities

    Utilities
    Cable Available
    Sewer type
    Public Sewer
    Heating system
    Central
    Cooling system
    Central Air, Zoned
    Water source
    Public

    Building Details

    Year built
    2004
    Floors in Building
    1
    Flooring type
    Carpet, Tile - Ceramic
    Building materials
    Brick 4 Sides
    Roof type
    Asbestos Shingle

    We can help!

    Listing Contact
    BARBARA KIRKLAND

    Listing agent BARBARA KIRKLAND License #041909

    Listing office Virtual Properties Realty.Net, LLC. 2750 Premiere Pkwy Suite 200, Duluth, GA

    Listing date Jun 5, 2026

    MLS# 7783775

    Copyright © 2026 First Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • One‑level office building (fee simple) built in 2004 with 2,168 SF total space
    • Flexible suite layout: currently two suites—Unit 100 (768 SF) and Unit 200 (1,368 SF)
    • Can be configured as up to 3 separate units with individual electric
    • Central heating and zoned central air; interior includes reception area and restrooms
    • Public utilities: public water and public sewer; cable available
    • Association covers landscaping, garbage pickup, parking lot maintenance, and water for $848.80 per quarter

    Overview

    This fee-simple, one-level office building currently contains two office suites. Unit 100 is 768 square feet, and Unit 200 is 1,368 square feet, for a total of 2,168 square feet. The building can be reconfigured into three separate units, and the suites are noted as having individual electric if divided. An association supports shared services including landscaping, garbage pickup, parking lot maintenance, and water, billed at $848.80 per quarter.

    The property is located near the intersection of E Piedmont and Sandy Plains Road, within the Sandy Plains Executive Center. It is zoned LRO.

    This layout can work well for an owner-occupant who needs flexible space now and additional capacity later, with the option to lease out one portion while using another. For tenants and brokers, the current two-suite configuration may offer straightforward options for smaller office requirements, while the ability to create a third unit can support future planning. In all cases, the association’s included shared services should be considered as part of ongoing operating costs.

    Local Financial Insights For Office B

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $51.0k $23.87
    − Vacancy −$12.8k −$6.02
    EGI $38.1k $17.85
    − OpEx −$9.5k −$4.46
    NOI $28.6k $13.39
    2,136 SF · lease $23.87/SF/yr · vacancy 25.20% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $408.6K
    $357.5K – $476.7K (±1% cap)
    NOI $28,603 @ 7.0% cap · market cap 8.17%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $599.8K
    $524.8K – $699.8K (±1% cap)
    NOI $41,985 @ 7.0% cap · market cap 12.00%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Maasen Meghan DVM Veterinary Clinic First In Information Tech ... (Bike/Boat/Book/etc) Store Rottschafer Bruce W ... Physician lindsey schriefer Physician James L. Powell, ... Physician

    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
    Marietta
    County
    Cobb
    State
    Georgia
    Longitude
    -84.4958878
    Latitude
    34.008761

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    FAQs

    What type of property is this?
    Office building - Fee-simple, one-level office building configured as two suites with option to split into three units.
    Where is this office building located?
    The property is located at 2440 Sandy Plains Road Marietta, 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: One‑level office building (fee simple) built in 2004 with 2,168 SF total space; Flexible suite layout: currently two suites—Unit 100 (768 SF) and Unit 200 (1,368 SF); Can be configured as up to 3 separate units with individual electric
    (770) 495-5050
    We can help!
    Listing Contact
    BARBARA KIRKLAND
    Real Estate License ID: 041909
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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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