Renovated Freestanding Office
For Sale
$2,200,000
3800 Browns Mill Road SE, Atlanta, GA 30354
Commercial Sale, Atlanta, GA
Property Size6,481 SF
Lot Size2.13 Acres
Price / SF$339.45
Days on Market69
Property Features for 3800 Browns Mill Road SE
General Information
Property type
Residential
Property subtype
Office
Zoning
I1
Parking
70
Parking features
Parking Lot
Window features
Aluminum Frames
Interior features
Reception Area, Recessed Lighting, Restrooms
Lot features
Corner Lot, Level
Directions
Take I 285 East to Jonesboro Park Rd Exit 55 turn right go to Southside Industrial Pkwy SE go 1.6 miles then turn right at 3800 Browns Mill Rd.
Standard status
Active
APN
14 0065 LL0913
Size
6,481 SF
Lot size
2.13 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
13173
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas, Central
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
1983
Floors in Building
1
Flooring type
Carpet, Tile
Building materials
Brick, Brick 4 Sides
Roof type
Flat
Listing Agency:
Atlanta Communities
(770) 240-2001
Listed By:
RUSS L ROBINSON
(770) 240-2001
Added: Jun 22
Changed: Aug 19
Last Checked: Aug 29 at 10:06AM
MLS# 7792681
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.
Investment Insights
Based on property information with market context.
This freestanding office building contains 6,481 square feet and was originally constructed in 1983, with renovations completed in January 2025. The former bank layout includes a reception area, restrooms, recessed lighting, carpet and tile flooring, a flat roof, brick construction, central air, forced-air heating, and a parking lot. Public water and public sewer serve the property, with cable available. Zoning is I1.
The property is located at 3800 Browns Mill Road SE in Atlanta, with frontage on Browns Mill Road and South side Industrial Parkway. Its location provides access toward Hartsfield-Jackson Atlanta International Airport and the I-75 and I-285 corridors. The building is suited to office occupancy, professional offices, or financial services uses as described in the property information.
The property is located at 3800 Browns Mill Road SE in Atlanta, with frontage on Browns Mill Road and South side Industrial Parkway. Its location provides access toward Hartsfield-Jackson Atlanta International Airport and the I-75 and I-285 corridors. The building is suited to office occupancy, professional offices, or financial services uses as described in the property information.
Key Highlights
- 6,481‑square‑foot office building renovated in January 2025
- Originally built in 1983 with brick construction and a flat roof
- Former bank building with reception area, recessed lighting, and restrooms
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
$87,727
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
3.99%
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%
$1,754,540
$1.8M
Cap Rate 7%
$1,253,243
$1.3M
Cap Rate 9%
$974,744
$974.7K
Market Conditions
NOI Build-Up for 6,481 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
$124.4K $19.20/SF
− Vacancy
−$7.5K −$1.15/SF
EGI
$117.0K $18.05/SF
− OpEx
−$29.2K −$4.51/SF
NOI
$87.7K $13.54/SF
Area
Atlanta, GA
Vacancy
6.00%
Lease Rate
$19.20 /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%
$1,754,540
Cap Rate 7%
$1,253,243
Cap Rate 9%
$974,744
Alternative Uses
Best Use
Specialty Retail
$1.25M
$1.10M – $1.46M
NOI $87,727 @ 7.0% cap · market cap 3.99%
Second Best
Office B
$1.24M
$1.08M – $1.45M
NOI $86,788 @ 7.0% cap · market cap 3.94%
Theoretical Best
Office A
$1.81M
$1.59M – $2.11M
NOI $126,818 @ 7.0% cap · market cap 5.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
391
Businesses Nearby
Explore this area
Business Placement
Demographics for 30354, GA
16,151
Population
7,274
Households
2.2
Avg Household Size
34
Median Age
24%
College-Educated
84%
High-School Grad
10.7 sq mi
ZIP Area
1,509
Density / Sq Mi
$53,932
Median Household Income
$38,185
Median Earnings
$1,221
Median Rent
$229,600
Median Home Value
Market
Vacancy Rate% for Office in Atlanta, GA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Updated commercial building with reception space, restrooms, parking, and public utilities in Atlanta’s South Atlanta area.
Where is this office building located?
The property is located at 3800 Browns Mill Road SE Atlanta, GA.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: 6,481‑square‑foot office building renovated in January 2025; Originally built in 1983 with brick construction and a flat roof; Former bank building with reception area, recessed lighting, and restrooms
