Wooded Office
For Sale
$1,169,000
783 Holcomb Bridge Road, Norcross, GA 30071
Norcross, GA
Property Size4,192 SF
Lot Size0.33 Acres
Price / SF$278.86
Days on Market153
Property Features for 783 Holcomb Bridge Road
General Information
Property type
Commercial Sale
Property subtype
Other
Standard status
Active
Size
4,192 SF
Lot size
0.33 Acres
Building Details
Year built
1985
Listing Agency:
Suwanee / Duluth Office · Berkshire Hathaway HomeServices
(770) 814-2300
Listed By:
Clifton Prewitt · License #385290
(404) 338-0833
Added: Apr 15
Changed: Sep 11
Last Checked: Sep 14 at 1:06AM
MLS# 10725749
Copyright © 2026 Berkshire Hathaway HomeServices Georgia Properties. 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.
Built in 1985, this 4,192-square-foot office building occupies a 0.33-acre wooded parcel with mature trees and natural landscaping. The interior combines private offices, open work areas, conference rooms, and reception areas, creating a flexible configuration for professional office operations. Large windows bring daylight into the workspace and frame the surrounding greenery. The floors can be separated, adding flexibility for an owner-user or investor. Multiple upgrades have been completed, and the roof dates to 2024. The property is described as being in essentially move-in condition.
Located on Holcomb Bridge Road in Norcross, the building includes ample parking and convenient access. The listing also reports 13,400 DTC. Its setting and layout support professional office, medical office, executive headquarters, and creative workspace uses identified in the property information.
Located on Holcomb Bridge Road in Norcross, the building includes ample parking and convenient access. The listing also reports 13,400 DTC. Its setting and layout support professional office, medical office, executive headquarters, and creative workspace uses identified in the property information.
Key Highlights
- 4,192‑square‑foot office building on a 0.33‑acre wooded parcel
- Private offices, open work areas, conference rooms, and reception areas
- Floors can be separated for flexible occupancy
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
$60,780
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
5.20%
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%
$1,215,600
$1.2M
Cap Rate 7%
$868,286
$868.3K
Cap Rate 9%
$675,333
$675.3K
Market Conditions
NOI Build-Up for 4,192 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
$113.2K $27.00/SF
− Vacancy
−$11.9K −$2.84/SF
EGI
$101.3K $24.17/SF
− OpEx
−$40.5K −$9.67/SF
NOI
$60.8K $14.50/SF
Area
Gwinnett County, GA
Vacancy
10.50%
Lease Rate
$27.00 /SF/Yr
Expense Ratio
40.00%
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%
$1,215,600
Cap Rate 7%
$868,286
Cap Rate 9%
$675,333
Alternative Uses
Best Use
Healthcare Medical
$868.3K
$759.8K – $1.01M
NOI $60,780 @ 7.0% cap · market cap 5.20%
Second Best
Office B
$801.9K
$701.7K – $935.6K
NOI $56,135 @ 7.0% cap · market cap 4.80%
Theoretical Best
Office A
$1.17M
$1.03M – $1.37M
NOI $82,028 @ 7.0% cap · market cap 7.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
981
Businesses Nearby
Explore this area
Business Placement
Demographics for 30071, GA
25,629
Population
9,644
Households
2.7
Avg Household Size
33
Median Age
34%
College-Educated
78%
High-School Grad
12.1 sq mi
ZIP Area
2,118
Density / Sq Mi
$61,351
Median Household Income
$38,129
Median Earnings
$1,588
Median Rent
$333,700
Median Home Value
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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 building - Flexible office property with private rooms, collaborative areas, conference space, and natural light throughout.
Where is this office building located?
The property is located at 783 Holcomb Bridge Road Norcross, GA.
What is the asking price?
The asking price for this property is $1,169,000.
What are key features of this property?
This property features: 4,192‑square‑foot office building on a 0.33‑acre wooded parcel; Private offices, open work areas, conference rooms, and reception areas; Floors can be separated for flexible occupancy
