Office Condominium with Private
New
For Sale
$324,900
1102 Macy Drive, Roswell, GA 30076
Professional office condominium with reception, conference, private office, kitchenette, storage, and convenient front-door parking.
Property Size1,999 SF
Price / SF$273.95
Days on Market4
Property Features for 1102 Macy Drive
General Information
Standard status
Active
Size
1,999 SF
Property subtype
Other
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Office Units
1
Amenities
Land Lot: 406-407, 0.027 acres, Business Park, Level
Public Sewer
Annual Amount: $1,838, Year: 2025
Carpet
Central Air
Central, Natural Gas
Cumulative Days on Market: 1, First day on market, On Market Date: 2026-08-19
Parking Total: 8, Parking Lot
Built in 1999, Brick, Office
County: Fulton
Resale
220 Volts, Cable Available, Electricity Available, Natural Gas Available, Phone Available, Sewer Available, Underground Utilities, Water Available, Public
Close Of Escrow
Water body: NONE
Building Details
Building Size
1,999 SF
Year Built
1999
Buildings
1
Listing Agency:
Harry Norman Realtors
(404) 558-0676
Listed By:
Steve Sharman
(404) 558-0676
Source:
Blackstreaminternational
Added: Aug 19
Changed: Aug 22
Last Checked: Aug 22 at 4:07AM
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 Harry Norman Realtors
Investment Insights
Based on property information with market context.
This 1,186-square-foot office condominium provides a practical owner-user or investment configuration within a 1999-built office property. The interior includes a reception area, conference or display room, administrative office, three additional private offices, kitchenette with wet bar, half bath, and a separate storage, file, and workroom. Large windows bring natural light throughout, with luxury vinyl plank flooring in the rear office and carpeting in the other office areas.
The suite is located in Crossville Village, a 25-building office condominium community with nearly 125,000 square feet of individually owned office space. Access is available from Crossville Road (Hwy 92) and Crabapple Road, with restaurants, retail, services, and Historic Roswell nearby. Four or more parking spaces are positioned directly in front of the office. Monthly HOA fees cover water, sewer, trash, roof, exterior maintenance, building insurance, and landscaping, and the property has no rental restrictions.
The suite is located in Crossville Village, a 25-building office condominium community with nearly 125,000 square feet of individually owned office space. Access is available from Crossville Road (Hwy 92) and Crabapple Road, with restaurants, retail, services, and Historic Roswell nearby. Four or more parking spaces are positioned directly in front of the office. Monthly HOA fees cover water, sewer, trash, roof, exterior maintenance, building insurance, and landscaping, and the property has no rental restrictions.
Key Highlights
- 1,186‑square‑foot office condominium in a 1999‑built property
- Reception, conference/display area, four private offices, kitchenette, half bath, and storage/workroom
- Four or more parking spaces immediately in front of the office
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
$15,882
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
4.89%
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%
$317,640
$317.6K
Cap Rate 7%
$226,886
$226.9K
Cap Rate 9%
$176,467
$176.5K
Market Conditions
NOI Build-Up for 1,186 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
$28.3K $23.87/SF
− Vacancy
−$7.1K −$6.02/SF
EGI
$21.2K $17.85/SF
− OpEx
−$5.3K −$4.46/SF
NOI
$15.9K $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%
$317,640
Cap Rate 7%
$226,886
Cap Rate 9%
$176,467
Alternative Uses
Best Use
Office B
$226.9K
$198.5K – $264.7K
NOI $15,882 @ 7.0% cap · market cap 4.89%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$331.5K
$290.1K – $386.8K
NOI $23,207 @ 7.0% cap · market cap 7.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
790
Businesses Nearby
Explore this area
Business Placement
Demographics for 30076, GA
43,786
Population
18,169
Households
2.4
Avg Household Size
38
Median Age
59%
College-Educated
92%
High-School Grad
16.0 sq mi
ZIP Area
2,737
Density / Sq Mi
$113,166
Median Household Income
$52,413
Median Earnings
$1,673
Median Rent
$461,300
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 units - Professional office condominium with reception, conference, private office, kitchenette, storage, and convenient front-door parking.
Where is this office units located?
The property is located at 1102 Macy Drive Roswell, GA.
What is the asking price?
The asking price for this property is $324,900.
What are key features of this property?
This property features: 1,186‑square‑foot office condominium in a 1999‑built property; Reception, conference/display area, four private offices, kitchenette, half bath, and storage/workroom; Four or more parking spaces immediately in front of the office
