Freestanding Office
For Sale
$847,000
103 Watson Street NW, Rome, GA 30165
Flexible layout includes private offices, open work areas, conference rooms, and ample parking.
Property Size8,000 SF
Price / SF$104.03
Days on Market381
Property Features for 103 Watson Street NW
General Information
Standard status
Active
Size
8,000 SF
Property subtype
General Commercial
Taxes and HOA fees
Annual Taxes
$11,019
Amenities
Central Air, Electric
3
Other, Carpet
Parking.
Lot.
3.0
In City.
Building Details
Year Built
1963
Buildings
1
Building Size
8,000 SF
Listing Agency:
(706) 767-8040
Listed By:
Keller Williams Northwest
(706) 767-8040
Source:
Xome
Added: Aug 16, 2025
Changed: Aug 30
Last Checked: Aug 30 at 2:38PM
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 Keller Williams Northwest
Investment Insights
Based on property information with market context.
This freestanding office property at 103 Watson Street NW provides a flexible commercial layout with multiple private offices, open work areas, and conference rooms. The building includes central air with electric service, carpeted interior areas, and on-site parking. Its configuration supports corporate headquarters, professional services, financial, educational, nonprofit, or medical administration uses identified for the property.
The building is located in Rome, Georgia, near major routes and several prominent healthcare, educational, financial, and industrial employers. Nearby organizations include Harbin Clinic, Atrium Health Floyd, AdventHealth Redmond, Berry College, Shorter University, International Paper, F&P Georgia, and Kellanova. The property is positioned for an owner-user or investor, with multi-tenant income capability also identified in the listing information. Built in 1963, it offers an established office setting within Rome’s business and healthcare corridor.
The building is located in Rome, Georgia, near major routes and several prominent healthcare, educational, financial, and industrial employers. Nearby organizations include Harbin Clinic, Atrium Health Floyd, AdventHealth Redmond, Berry College, Shorter University, International Paper, F&P Georgia, and Kellanova. The property is positioned for an owner-user or investor, with multi-tenant income capability also identified in the listing information. Built in 1963, it offers an established office setting within Rome’s business and healthcare corridor.
Key Highlights
- Freestanding office building at 103 Watson Street NW, Rome, GA 30165
- Multiple private offices, open work areas, and conference rooms
- Central air with electric service and carpeted interior areas
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
$66,874
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
7.90%
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%
$1,337,480
$1.3M
Cap Rate 7%
$955,343
$955.3K
Cap Rate 9%
$743,044
$743.0K
Market Conditions
NOI Build-Up for 8,142 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
$114.3K $14.04/SF
− Vacancy
−$25.1K −$3.09/SF
EGI
$89.2K $10.95/SF
− OpEx
−$22.3K −$2.74/SF
NOI
$66.9K $8.21/SF
Area
Floyd County, GA
Vacancy
22.00%
Lease Rate
$14.04 /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%
$1,337,480
Cap Rate 7%
$955,343
Cap Rate 9%
$743,044
Alternative Uses
Best Use
Office B
$955.3K
$835.9K – $1.11M
NOI $66,874 @ 7.0% cap · market cap 7.90%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$1.35M
$1.18M – $1.57M
NOI $94,441 @ 7.0% cap · market cap 11.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
343
Businesses Nearby
Explore this area
Business Placement
Demographics for 30165, GA
41,943
Population
17,159
Households
2.4
Avg Household Size
36
Median Age
26%
College-Educated
83%
High-School Grad
167.0 sq mi
ZIP Area
251
Density / Sq Mi
$63,915
Median Household Income
$35,637
Median Earnings
$949
Median Rent
$209,500
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 layout includes private offices, open work areas, conference rooms, and ample parking.
Where is this office building located?
The property is located at 103 Watson Street NW Rome, GA.
What is the asking price?
The asking price for this property is $847,000.
What are key features of this property?
This property features: Freestanding office building at 103 Watson Street NW, Rome, GA 30165; Multiple private offices, open work areas, and conference rooms; Central air with electric service and carpeted interior areas
