Stable Retail Investment
For Sale
Contact for pricing
11255 Woodstock Rd, Roswell, GA 30075
NNN Leases, long-term tenants, annual rent increases, high-traffic location.
Property Size8,006 SF
Price / SF$424.68
Days on Market161
Property Features for 11255 Woodstock Rd
General Information
Standard status
Active
Size
8,006 SF
Property subtype
Retail
Zoning
E2
Building Details
Year Built
2004
Listing Agency:
Northmarq
Listed By:
Brian Lane · License #GA 242513
Source:
Crexi
Added: Mar 3
Changed: Aug 8
Last Checked: Aug 8 at 6:28AM
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 Northmarq
Investment Insights
Based on property information with market context.
This commercial property features a stable tenant base with an average occupancy of over 12 years. It is easily managed with only 4 tenants and NNN leases, where even capital costs like the roof can be billed back to tenants on an amortized basis. The property benefits from annual rent increases of 2% to 3% per year. Located in a robust and affluent submarket, there is over 1.2 Million square feet of retail within 1 mile with 99% occupancy. The average household income within 3 miles is over $229,000. The property is an outparcel to a Kohl's & Michaels anchored power center just off the corner of Woodstock Rd & Hwy 92, which sees combined traffic of over 70,000 vehicles per day. Strong traffic generators in the area include Home Depot, Target, Fresh Market, TJ Maxx, Kohl's, Michaels, Publix, Trader Joe's, PetSmart and many other retailers. The property size is 8,006 square feet.
Key Highlights
- NNN Leases allow billing back capital costs to tenants.
- Long‑term, stable tenant base with average occupancy over 12 years.
- Annual rent increases of 2% to 3% provide solid intrinsic growth.
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
$102,759
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
3.02%
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%
$2,055,180
$2.1M
Cap Rate 7%
$1,467,986
$1.5M
Cap Rate 9%
$1,141,767
$1.1M
Market Conditions
NOI Build-Up for 8,006 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
$153.7K $19.20/SF
− Vacancy
−$6.9K −$0.86/SF
EGI
$146.8K $18.34/SF
− OpEx
−$44.0K −$5.50/SF
NOI
$102.8K $12.84/SF
Area
Fulton County, GA
Vacancy
4.50%
Lease Rate
$19.20 /SF/Yr
Expense Ratio
30.00%
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%
$2,055,180
Cap Rate 7%
$1,467,986
Cap Rate 9%
$1,141,767
Alternative Uses
Best Use
Retail
$1.47M
$1.28M – $1.71M
NOI $102,759 @ 7.0% cap · market cap 3.02%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.24M
$1.96M – $2.61M
NOI $156,659 @ 7.0% cap · market cap 4.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
670
Businesses Nearby
355k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 33%
Groceries 20%
Shops & Services 20%
Home Improvements & Furnishings 12%
Publix
Groceries
38,269 visits/mo
0.3 miles
The Home Depot
Home Improvements & Furnishings
36,119 visits/mo
0.2 miles
Trader Joe's
Groceries
33,645 visits/mo
0.2 miles
Kohl's
Apparel
25,591 visits/mo
0.2 miles
OfficeMax
Office Supplies
22,342 visits/mo
0.2 miles
Demographics for 30075, GA
56,161
Population
22,190
Households
2.5
Avg Household Size
43
Median Age
70%
College-Educated
98%
High-School Grad
29.7 sq mi
ZIP Area
1,891
Density / Sq Mi
$153,743
Median Household Income
$76,630
Median Earnings
$1,790
Median Rent
$575,200
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Strip mall - NNN Leases, long-term tenants, annual rent increases, high-traffic location.
Where is this strip mall located?
The property is located at 11255 Woodstock Rd Roswell, GA.
What is the asking price?
The asking price for this property is $3,400,000.
What are key features of this property?
This property features: NNN Leases allow billing back capital costs to tenants.; Long‑term, stable tenant base with average occupancy over 12 years.; Annual rent increases of 2% to 3% provide solid intrinsic growth.
