Live-Work Space with Rooftop
For Sale
$3,400,000
100 Broad Street, Rome, GA 30161
COMMERCIAL - Rome, GA
Property Size21,270 SF
Lot Size0.48 Acres
Price / SF$159.85
Days on Market49
Property Features for 100 Broad Street
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
26
Parking features
Parking Lot
Accessibility
Accessible Elevator Installed
Lot features
Corner Lot, City Lot
Directions
Building on the corner of 1st Ave and Broad St.
Standard status
Active
APN
J14D 092
Size
21,270 SF
Lot size
0.48 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
47712
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Electric
Water source
Public
Amenities
elevator
commercial-grade infrastructure
rooftop entertaining
Building Details
Year built
1901
Flooring type
Hardwood, Tile
Building materials
Brick
Listing Agency:
Hardy Realty & Development Company
(706) 291-4321
Listed By:
Amanda M King · License #361081
(404) 823-4014
Added: Jun 29
Changed: Aug 4
Last Checked: Aug 16 at 6:06AM
MLS# 10797442
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.
Live-work mixed-use property at 100 Broad Street in Historic Downtown Rome, built in 1901. The building features brick construction and is heated with natural gas and cooled with electric systems. Interior finishes include tile and hardwood flooring, with an accessible elevator installed.
Approximately 10,635 square feet of loft living is set above additional commercial space. The residence includes six private bedroom suites and multiple gathering spaces, plus a professionally equipped commercial kitchen, theater room, executive office, wet bar, and a dramatic rooftop terrace. Below, an additional 10,635 square feet of commercial space provides flexibility for retail, hospitality, office, wellness, private collection space, or future investment opportunities. With more than twenty private parking spaces, the property is supported by public water and public sewer, with cable available.
The configuration and vertical separation of residential loft living and street-level commercial space create a distinctive live-work format designed for both privacy and public-facing operations.
Approximately 10,635 square feet of loft living is set above additional commercial space. The residence includes six private bedroom suites and multiple gathering spaces, plus a professionally equipped commercial kitchen, theater room, executive office, wet bar, and a dramatic rooftop terrace. Below, an additional 10,635 square feet of commercial space provides flexibility for retail, hospitality, office, wellness, private collection space, or future investment opportunities. With more than twenty private parking spaces, the property is supported by public water and public sewer, with cable available.
The configuration and vertical separation of residential loft living and street-level commercial space create a distinctive live-work format designed for both privacy and public-facing operations.
Key Highlights
- Approx. 10,635 SF residential loft living with rooftop terrace
- Additional approx. 10,635 SF commercial space for multiple use types
- Brick construction, tile and hardwood flooring
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
$210,573
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
6.19%
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%
$4,211,460
$4.2M
Cap Rate 7%
$3,008,186
$3.0M
Cap Rate 9%
$2,339,700
$2.3M
Market Conditions
NOI Build-Up for 21,270 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
$382.9K $18.00/SF
− Vacancy
−$45.9K −$2.16/SF
EGI
$336.9K $15.84/SF
− OpEx
−$126.3K −$5.94/SF
NOI
$210.6K $9.90/SF
Area
Floyd County, GA
Vacancy
12.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$4,211,460
Cap Rate 7%
$3,008,186
Cap Rate 9%
$2,339,700
Alternative Uses
Best Use
Mixed Use
$3.01M
$2.63M – $3.51M
NOI $210,573 @ 7.0% cap · market cap 6.19%
Second Best
Office B
$2.50M
$2.18M – $2.91M
NOI $174,699 @ 7.0% cap · market cap 5.14%
Theoretical Best
Healthcare Medical
$3.52M
$3.08M – $4.11M
NOI $246,715 @ 7.0% cap · market cap 7.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,572
Businesses Nearby
Explore this area
Business Placement
Demographics for 30161, GA
35,382
Population
14,924
Households
2.4
Avg Household Size
41
Median Age
27%
College-Educated
85%
High-School Grad
143.3 sq mi
ZIP Area
247
Density / Sq Mi
$60,176
Median Household Income
$34,545
Median Earnings
$1,006
Median Rent
$185,000
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?
Live-work space - Mixed-use live-work property with elevator access, brick construction, and both residential loft and commercial space.
Where is this live-work space located?
The property is located at 100 Broad Street Rome, GA.
What is the asking price?
The asking price for this property is $3,400,000.
What are key features of this property?
This property features: Approx. 10,635 SF residential loft living with rooftop terrace; Additional approx. 10,635 SF commercial space for multiple use types; Brick construction, tile and hardwood flooring
