Office Building with Flexible
For Sale
$399,000
3041 Martha Berry Highway NW, Rome, GA 30165
Commercial Sale, Rome, GA
Property Size1,728 SF
Lot Size1.00 Acre
Price / SF$230.90
Days on Market136
Property Features for 3041 Martha Berry Highway NW
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Parking Lot
Lot features
Level
Directions
HIGHWAY 27 NORTH, PAST MOUNT BERRY MALL. BUILDING ON THE LEFT.
Standard status
Active
APN
J12X 089
Size
1,728 SF
Lot size
1.00 Acre
Taxes and HOA fees
Tax Year
24
Tax Annual Amount
4398
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central, Natural Gas
Cooling system
Electric, Central Air
Water source
Public
Amenities
storage rooms
bathrooms
kitchenette
Building Details
Year built
1970
Building materials
Wood Siding
Listing Agency:
Reese and Smallwood, Inc.
(706) 234-5555
Listed By:
Mary Holcomb · License #150061
(706) 346-8879
Added: May 2
Changed: Sep 12
Last Checked: Sep 14 at 1:06AM
MLS# 10756287
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 1,728-square-foot office building sits on a level 1-acre lot and includes four offices, two storage rooms, two bathrooms, and a kitchenette. One storage room could be converted into a fifth office, providing additional workspace within the existing layout. The building was constructed in 1970 with wood siding and is served by central heating and central air. Public water and public sewer are available, along with cable service.
Located at 3041 Martha Berry Highway NW in Rome, Georgia, the property includes an on-site parking lot. One owner has operated a tax business from the building for 68 years, and the existing configuration also supports consideration for additional office or retail use.
Located at 3041 Martha Berry Highway NW in Rome, Georgia, the property includes an on-site parking lot. One owner has operated a tax business from the building for 68 years, and the existing configuration also supports consideration for additional office or retail use.
Key Highlights
- 1,728‑square‑foot office building on a level 1‑acre lot
- Four offices, two storage rooms, two bathrooms, and a kitchenette
- One storage room could serve as a fifth office
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
$14,193
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
3.56%
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%
$283,860
$283.9K
Cap Rate 7%
$202,757
$202.8K
Cap Rate 9%
$157,700
$157.7K
Market Conditions
NOI Build-Up for 1,728 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
$24.3K $14.04/SF
− Vacancy
−$5.3K −$3.09/SF
EGI
$18.9K $10.95/SF
− OpEx
−$4.7K −$2.74/SF
NOI
$14.2K $8.21/SF
Area
Floyd County, GA
Vacancy
22.00%
Lease Rate
$14.04 /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%
$283,860
Cap Rate 7%
$202,757
Cap Rate 9%
$157,700
Alternative Uses
Best Use
Office B
$202.8K
$177.4K – $236.6K
NOI $14,193 @ 7.0% cap · market cap 3.56%
Second Best
Retail
$154.0K
$134.8K – $179.7K
NOI $10,783 @ 7.0% cap · market cap 2.70%
Theoretical Best
Healthcare Medical
$286.3K
$250.5K – $334.1K
NOI $20,043 @ 7.0% cap · market cap 5.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
4
Office units
Location Intelligence
Trade Area within ½ mile
162
Businesses Nearby
Explore this area
Business Placement
Demographics for 30165, GA
41,943
Population
17,159
Households
2.4
Avg Household Size
36
Median Age
26%
College-Educated
83%
High-School Grad
167.0 sq mi
ZIP Area
251
Density / Sq Mi
$63,915
Median Household Income
$35,637
Median Earnings
$949
Median Rent
$209,500
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
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Frequently Asked Questions
What type of property is this?
Office units - Single-story office property with multiple private rooms, storage areas, a kitchenette, and two bathrooms.
Where is this office units located?
The property is located at 3041 Martha Berry Highway NW Rome, GA.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 1,728‑square‑foot office building on a level 1‑acre lot; Four offices, two storage rooms, two bathrooms, and a kitchenette; One storage room could serve as a fifth office
