Two-Story Office
New
For Sale
$375,000
11205 Alpharetta Highway B5, Roswell, GA 30076
Remodeled office property offers separate entrances, street-level access, and flexible occupancy across two connected floors.
Property Size2,132 SF
Price / SF$175.89
Days on Market2
Property Features for 11205 Alpharetta Highway B5
General Information
Standard status
Active
Size
2,132 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Office Units
2
Amenities
kitchenette
Building Details
Year Built
1983
Buildings
1
Stories
2
Owner Occupied
Yes
Abandoned
No
Listing Agency:
Presidential Realty, Inc.
Listed By:
HABIB M OSTA · License #147616
(770) 331-7099
Source:
Shortsaleatlanta
Added: Sep 10
Last Checked: Sep 10 at 2:47PM
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 Presidential Realty, Inc.
Investment Insights
Based on property information with market context.
This 2,132-square-foot office building includes two street-level floors connected by an interior passage. The recently remodeled property features a new kitchenette, two bathrooms, and separate A/C thermostats for each level. Both floors have private exterior entrances, allowing the building to support distinct occupancy arrangements while retaining internal connectivity.
The main level is occupied by the owner, while the lower floor has been used by the same entity for more than 5 years. The lower level has its own entrance and can remain occupied or be vacated with 60 days' notice. Parking is available at both the front and rear of the property. Built in 1983, the building is located on Alpharetta Highway in Roswell, near downtown Alpharetta and the restaurants at Maxwell and Avalon.
The main level is occupied by the owner, while the lower floor has been used by the same entity for more than 5 years. The lower level has its own entrance and can remain occupied or be vacated with 60 days' notice. Parking is available at both the front and rear of the property. Built in 1983, the building is located on Alpharetta Highway in Roswell, near downtown Alpharetta and the restaurants at Maxwell and Avalon.
Key Highlights
- 2,132 SF two‑story office building
- Recently remodeled with a new kitchenette
- Private exterior entrance for each street‑level floor
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
$28,550
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
7.61%
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%
$571,000
$571.0K
Cap Rate 7%
$407,857
$407.9K
Cap Rate 9%
$317,222
$317.2K
Market Conditions
NOI Build-Up for 2,132 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
$50.9K $23.87/SF
− Vacancy
−$12.8K −$6.02/SF
EGI
$38.1K $17.85/SF
− OpEx
−$9.5K −$4.46/SF
NOI
$28.5K $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%
$571,000
Cap Rate 7%
$407,857
Cap Rate 9%
$317,222
Alternative Uses
Best Use
Office B
$407.9K
$356.9K – $475.8K
NOI $28,550 @ 7.0% cap · market cap 7.61%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$596.0K
$521.5K – $695.3K
NOI $41,718 @ 7.0% cap · market cap 11.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Office units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,459
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Remodeled office property offers separate entrances, street-level access, and flexible occupancy across two connected floors.
Where is this office building located?
The property is located at 11205 Alpharetta Highway B5 Roswell, GA.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: 2,132 SF two‑story office building; Recently remodeled with a new kitchenette; Private exterior entrance for each street‑level floor
