Furnished Office
For Sale
$350,000
108 Cedar St, Carrollton, GA 30117
Established office property with private workspaces, meeting facilities, and convenient access to downtown Carrollton amenities.
Property Size1,741 SF
Price / SF$201.03
Days on Market42
Property Features for 108 Cedar St
General Information
Standard status
Active
Size
1,741 SF
Additional Details
Furnished
Yes
Amenities
5 Private Offices
Large Board Room
Spacious Waiting Room
Full Kitchen
Bathroom
Storage Building
Building Details
Year Built
1946
Buildings
2
Listing Agency:
Metro West Realty Group LLC
(770) 836-0042
Listed By:
Mike Mashburn · License #202437
Source:
Broadandmainrealestate
Added: Jul 19
Changed: Aug 28
Last Checked: Aug 28 at 3:05PM
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 Metro West Realty Group LLC
Investment Insights
Based on property information with market context.
This 1,741-square-foot office building, constructed in 1946, provides a practical professional-services layout with five furnished private offices, a large board room, and a dedicated waiting area. The building also includes a full kitchen, bathroom, 8-foot ceilings, and a separate storage building at the rear.
The property is located at 108 Cedar St in Carrollton, Georgia, within walking distance of the downtown square, courthouse, and dining options. Its existing configuration supports a range of office-based operations seeking defined work areas, meeting space, reception capacity, and on-site support areas.
The property is located at 108 Cedar St in Carrollton, Georgia, within walking distance of the downtown square, courthouse, and dining options. Its existing configuration supports a range of office-based operations seeking defined work areas, meeting space, reception capacity, and on-site support areas.
Key Highlights
- 1,741 SF office building constructed in 1946
- 5 furnished private offices
- Large board room for meetings and presentations
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
$23,314
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
6.66%
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%
$466,280
$466.3K
Cap Rate 7%
$333,057
$333.1K
Cap Rate 9%
$259,044
$259.0K
Market Conditions
NOI Build-Up for 1,741 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
$41.6K $23.87/SF
− Vacancy
−$10.5K −$6.02/SF
EGI
$31.1K $17.85/SF
− OpEx
−$7.8K −$4.46/SF
NOI
$23.3K $13.39/SF
Area
Carroll 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%
$466,280
Cap Rate 7%
$333,057
Cap Rate 9%
$259,044
Alternative Uses
Best Use
Office B
$333.1K
$291.4K – $388.6K
NOI $23,314 @ 7.0% cap · market cap 6.66%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$486.7K
$425.8K – $567.8K
NOI $34,067 @ 7.0% cap · market cap 9.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,159
Businesses Nearby
Explore this area
Business Placement
Demographics for 30117, GA
37,644
Population
15,313
Households
2.5
Avg Household Size
34
Median Age
29%
College-Educated
85%
High-School Grad
108.1 sq mi
ZIP Area
348
Density / Sq Mi
$58,463
Median Household Income
$31,273
Median Earnings
$1,066
Median Rent
$239,600
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 - Established office property with private workspaces, meeting facilities, and convenient access to downtown Carrollton amenities.
Where is this office building located?
The property is located at 108 Cedar St Carrollton, 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: 1,741 SF office building constructed in 1946; 5 furnished private offices; Large board room for meetings and presentations
