Move-In-Ready Office
For Sale
$350,000
1006-4080 Mcginnis Ferry Rd, Alpharetta, GA 30004
Office condo with landscaped grounds, lobby entrance, parking, and convenient road access.
Property Size1,710 SF
Price / SF$204.68
Days on Market92
Property Features for 1006-4080 Mcginnis Ferry Rd
General Information
Standard status
Active
Size
1,710 SF
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$3,676
Amenities
well-landscaped grounds
impressive lobby entrance
Listing Agency:
Oasis Coastal Realty
(770) 652-3010
Listed By:
Linda J Conover
(770) 652-3010
Source:
Exprealty
Added: Jun 1
Changed: Aug 30
Last Checked: Aug 30 at 8:02PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Oasis Coastal Realty
Investment Insights
Based on property information with market context.
This office condo is presented as a move-in-ready unit within a professionally maintained complex. Property features include landscaped grounds, an impressive lobby entrance, on-site parking, and direct access from the road, allowing occupants to begin use without additional improvements.
The property is located at 1006-4080 McGinnis Ferry Rd in Alpharetta, Georgia. It is approximately 29 miles from downtown Atlanta and 45 miles from the airport, providing access to major regional destinations.
The property is located at 1006-4080 McGinnis Ferry Rd in Alpharetta, Georgia. It is approximately 29 miles from downtown Atlanta and 45 miles from the airport, providing access to major regional destinations.
Key Highlights
- Move‑in‑ready office condo with no improvements necessary
- Landscaped grounds and an impressive lobby entrance
- On‑site parking available
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
$22,899
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
6.54%
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%
$457,980
$458.0K
Cap Rate 7%
$327,129
$327.1K
Cap Rate 9%
$254,433
$254.4K
Market Conditions
NOI Build-Up for 1,710 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
$40.8K $23.87/SF
− Vacancy
−$10.3K −$6.02/SF
EGI
$30.5K $17.85/SF
− OpEx
−$7.6K −$4.46/SF
NOI
$22.9K $13.39/SF
Area
Fulton 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%
$457,980
Cap Rate 7%
$327,129
Cap Rate 9%
$254,433
Alternative Uses
Best Use
Office B
$327.1K
$286.2K – $381.7K
NOI $22,899 @ 7.0% cap · market cap 6.54%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$478.0K
$418.3K – $557.7K
NOI $33,461 @ 7.0% cap · market cap 9.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
795
Businesses Nearby
Explore this area
Business Placement
Demographics for 30004, GA
68,607
Population
25,485
Households
2.7
Avg Household Size
37
Median Age
72%
College-Educated
95%
High-School Grad
57.9 sq mi
ZIP Area
1,185
Density / Sq Mi
$147,996
Median Household Income
$82,818
Median Earnings
$1,839
Median Rent
$583,700
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 units - Office condo with landscaped grounds, lobby entrance, parking, and convenient road access.
Where is this office units located?
The property is located at 1006-4080 Mcginnis Ferry Rd Alpharetta, GA.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Move‑in‑ready office condo with no improvements necessary; Landscaped grounds and an impressive lobby entrance; On‑site parking available
