Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Prime Office Space in Cumming Title is generated by Realmo AI

    2450 Atlanta Highway, Cumming, GA 30040

    View on Map
    Claim this Listing
    For Sale
    Under Contract
    $300,000

    COMMERCIAL - Cumming, GA

    Type:Office
    Property size:
    1,140 SF
    Lot size:
    0.02 Acres
    Price / SF:
    $263/SF
    Added:
    Feb 16, 2026
    Days on Market:
    105
    Last Refresh:
    Jun 1 at 12:06 pm

    Property Features for 2450 Atlanta Highway

    General Information

    Property type
    Commercial Sale
    Property subtype
    Office
    Parking
    5
    Parking features
    Parking Lot
    Standard status
    Active Under Contract
    APN
    106 707
    Size
    1,140 SF
    Lot size
    0.02 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    2556

    Utilities

    Utilities
    Cable Available
    Sewer type
    Public Sewer
    Heating system
    Heat Pump (Heating), Central, Electric (Heating)
    Cooling system
    Central Air, Electric
    Water source
    Public

    Building Details

    Year built
    2002
    Flooring type
    Carpet
    Building materials
    Brick
    Roof type
    Composition

    We can help!

    Listing Contact
    Vickie L Lukacs
    Vickie L Lukacs

    Listing agent Vickie L Lukacs License #288431

    Listing office Virtual Properties Realty.com 2750 Premiere Pkwy, Ste. 200, Duluth, GA

    Listing date Feb 16, 2026

    MLS# 10692786

    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.

    HighLights

    • Prime commercial office location less than 1/2 mile from GA 400 Exit 13.
    • All‑brick END unit with exceptional accessibility and visibility.
    • Functional layout with four spacious offices, reception area, break/copy room, and coffee area.
    • New HVAC installed in 2024.
    • Abundant natural light in all offices.
    • Additional parking and convenient access to mailboxes.

    Overview

    This commercial office space is located in an outstanding location less than 0.5 miles from GA 400 Exit 13, with convenient access to retail, dining, and professional services. The all-brick end unit offers accessibility and visibility in a desirable area. The 1,140 square-foot space features four spacious offices separated from a reception area with an added door for discretion, a dedicated break/copy room, and a convenient coffee area. An additional large closet provides storage. The layout is functional and professional, suitable for a variety of office users. Abundant natural light fills the space, creating a bright and inviting work environment in all offices. The unit is well-positioned within the development, offering additional parking, a quiet setting, and convenient access to mailboxes. The HVAC system was newly installed in 2024. The property is located in Cumming, Forsyth County, Georgia on a 0.023-acre lot.

    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 $27.2k $23.87
    − Vacancy −$6.9k −$6.02
    EGI $20.4k $17.85
    − OpEx −$5.1k −$4.46
    NOI $15.3k $13.39
    1,140 SF · lease $23.87/SF/yr · vacancy 25.20% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $218.1K
    $190.8K – $254.4K (±1% cap)
    NOI $15,266 @ 7.0% cap · market cap 5.09%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $318.7K
    $278.8K – $371.8K (±1% cap)
    NOI $22,307 @ 7.0% cap · market cap 7.44%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Be Aware Health ... Alternative Medicine Practice Life Balance Atlanta Alternative Medicine Practice Alpha Title & Closing Escrow Service Wages & Co PC Accounting Firm Videoship USA (Bike/Boat/Book/etc) Store

    Suggested Use

    Restaurant Law Firm Spa & Massage Center Real Estate Agency Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Cumming
    County
    Forsyth
    State
    Georgia
    Longitude
    -84.177452
    Latitude
    34.161578

    Nearby Similar for Sale

    • $1,500,000
      12,000 SF

      Versatile Commercial Property on Canton Highway

      Mixed-use property with warehouse, retail, and billboard income potential.
      4625 Canton Highway, Cumming, GA 30040
      View Details
    • $2,500,000
      12,311 SF

      Commercial Property on Highway 400

      Versatile commercial property in high-growth Cumming location.
      6470 Georgia Highway 400, Cumming, GA 30028
      View Details
    • $2,300,000
      4,773 SF

      Renovated Farmhouse Estate on Acreage

      Private Cumming estate with modern farmhouse, equestrian amenities, and pool.
      7246 Plantation Lane, Cumming, GA 30028
      View Details
    • $624,900
      1,264 SF

      Commercial Opportunity Near GA 400

      Renovated property on 0.88 acres in high-traffic area.
      4455 Jot Em Down Road, Cumming, GA 30028
      View Details
    • $300,000

      Prime Office Opportunity Near GA400

      Commercial office space in a highly desirable Cumming location.
      2450 Atlanta Highway, Cumming, GA 30040
      View Details
    • $399,900

      Spacious Triplex on Large Lot

      Six-bedroom triplex with three kitchens on a one-acre lot.
      4170 Hurt Bridge Court, Cumming, GA 30028
      View Details
    • $2,500,000
      12,311 SF

      Highway 400 Commercial Property

      Commercial property with income potential in high-traffic area.
      6470 Georgia Highway 400, Cumming, GA 30028
      View Details
    • $6,995,000
      10,084 SF

      New Retail Center on Peachtree

      Newly constructed retail center in affluent, high-traffic area.
      580 Peachtree Pkwy, Cumming, GA 30041
      View Details
    • $389,900

      Spacious Triplex on Large Lot

      Six-bedroom triplex on a one-acre lot with renovation potential.
      4170 Hurt Bridge Court, Cumming, GA 30028
      View Details
    • $699,900

      Commercial Property Near GA 400

      Renovated commercial property with high traffic and future growth potential.
      4455 Jot Em Down Rd, Cumming, GA, 30028-3473
      View Details
    • $1,500,000
      4,346 SF

      Versatile Warehouse with Office Space

      CBD Zoned warehouse with office space in Cumming, Georgia.
      1793 Johnson Road, Cumming, GA 30040
      View Details
    • $2,011,250

      West Forsyth County Acreage

      16.09 acre property in the heart of West Forsyth County.
      Sewell Road, Cumming, GA 30028
      View Details

    FAQs

    What type of property is this?
    Office units - Excellent location, functional layout, ideal for various office users.
    Where is this office units located?
    The property is located at 2450 Atlanta Highway Cumming, GA.
    What is the asking price?
    The asking price for this property is $300,000.
    What are key features of this property?
    This property features: Prime commercial office location less than 1/2 mile from GA 400 Exit 13.; All‑brick END unit with exceptional accessibility and visibility.; Functional layout with four spacious offices, reception area, break/copy room, and coffee area.
    (706) 980-3710
    We can help!
    Listing Contact
    Vickie L Lukacs
    Vickie L Lukacs
    Real Estate License ID: 288431
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    2450 Atlanta Highway, Cumming, GA 30040
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!