Two-Story Brick Office
For Sale
$575,000
Pending
90 Whitlock Place, Marietta, GA 30064
Commercial Sale, Marietta, GA
Property Size1,824 SF
Lot Size0.19 Acres
Days on Market73
Property Features for 90 Whitlock Place
General Information
Property type
Commercial Sale
Property subtype
Office
Parking
10
Parking features
Parking Lot
Lot features
Business Park, Level
Directions
See GPS
Standard status
Pending
APN
16122600260
Size
1,824 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2817
Utilities
Utilities
Water Available
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Year built
1989
Flooring type
Carpet
Building materials
Brick
Listing Agency:
Keller Williams Realty
(678) 631-1700
Listed By:
Lori L Hilton
(770) 378-0719
Added: Jun 18
Changed: Aug 24
Last Checked: Aug 29 at 6:06AM
MLS# 10789725
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 1,824-square-foot office building was constructed in 1989 with four-sided brick construction, carpeted interiors, and a two-level configuration. The main floor includes four private offices, an entrance foyer, an eat-in kitchen and break area with refrigerator, bar and wet bar, cabinet storage, hallway storage, a half bath, and front and rear exterior doors. Upstairs are three more offices, a conference room, a half bath, and a separate rear entrance.
The property sits on a 0.19-acre parcel at 90 Whitlock Place in Marietta, Georgia, in a cul-de-sac setting less than one mile from Marietta Square and just off Whitlock Avenue. Approximately 10 parking spaces are provided in an on-site lot. Building systems include forced-air heating, natural gas, central air, public water, and public sewer.
The property sits on a 0.19-acre parcel at 90 Whitlock Place in Marietta, Georgia, in a cul-de-sac setting less than one mile from Marietta Square and just off Whitlock Avenue. Approximately 10 parking spaces are provided in an on-site lot. Building systems include forced-air heating, natural gas, central air, public water, and public sewer.
Key Highlights
- 1,824 SF two‑level office building constructed in 1989
- Four‑sided brick construction with carpeted interior flooring
- Seven private offices plus a spacious conference room
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
$24,425
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
4.25%
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%
$488,500
$488.5K
Cap Rate 7%
$348,929
$348.9K
Cap Rate 9%
$271,389
$271.4K
Market Conditions
NOI Build-Up for 1,824 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
$43.5K $23.87/SF
− Vacancy
−$11.0K −$6.02/SF
EGI
$32.6K $17.85/SF
− OpEx
−$8.1K −$4.46/SF
NOI
$24.4K $13.39/SF
Area
Cobb County, GA
Vacancy
25.20%
Lease Rate
$23.87 /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%
$488,500
Cap Rate 7%
$348,929
Cap Rate 9%
$271,389
Alternative Uses
Best Use
Office B
$348.9K
$305.3K – $407.1K
NOI $24,425 @ 7.0% cap · market cap 4.25%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$512.2K
$448.2K – $597.6K
NOI $35,853 @ 7.0% cap · market cap 6.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
722
Businesses Nearby
Explore this area
Business Placement
Demographics for 30064, GA
50,568
Population
19,076
Households
2.7
Avg Household Size
43
Median Age
58%
College-Educated
96%
High-School Grad
30.7 sq mi
ZIP Area
1,647
Density / Sq Mi
$118,511
Median Household Income
$56,400
Median Earnings
$1,635
Median Rent
$420,300
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Flexible professional layout with private offices, conference space, kitchen, and dedicated parking.
Where is this office building located?
The property is located at 90 Whitlock Place Marietta, GA.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: 1,824 SF two‑level office building constructed in 1989; Four‑sided brick construction with carpeted interior flooring; Seven private offices plus a spacious conference room
