Two-Level Office
For Sale
$399,900
1142 Main St, Forest Park, GA 30297
Professional layout with private offices, conference rooms, kitchenette, security cameras, and dedicated parking spaces.
Property Size1,740 SF
Price / SF$229.83
Days on Market40
Property Features for 1142 Main St
General Information
Standard status
Active
Size
1,740 SF
Additional Details
Road Access
Yes
Amenities
security camera system
lobby
conference area
kitchenette
private call area
conference room
Building Details
Year Built
1956
Buildings
1
Listing Agency:
Joseph Property Advisors
(404) 947-4848
Listed By:
Myra Killings
Source:
Eternorealtygroup
Added: Jul 21
Changed: Aug 28
Last Checked: Aug 29 at 12:08PM
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 Joseph Property Advisors
Investment Insights
Based on property information with market context.
This office property includes approximately 1,740 square feet on the main level, with 10-foot ceilings and a practical professional layout. The space contains a lobby, seven glass-partitioned cubicles, a private office, conference area, kitchenette, restroom, private call area, remote and keyless entry, and a full security camera system. Dedicated parking spaces are also provided.
The lower level adds functional workspace with 9-foot ceilings, a common area, restroom, large conference room, and two private offices. The roof was replaced in 2022, and two AC/furnace units were installed that year with annual servicing. The property is located at 1142 Main St in Forest Park, Georgia. Furniture is negotiable, and the adjacent building is also available.
The lower level adds functional workspace with 9-foot ceilings, a common area, restroom, large conference room, and two private offices. The roof was replaced in 2022, and two AC/furnace units were installed that year with annual servicing. The property is located at 1142 Main St in Forest Park, Georgia. Furniture is negotiable, and the adjacent building is also available.
Key Highlights
- Approximately 1,740 SF on the main level with 10‑foot ceilings
- Lower level includes a large conference room, two private offices, common area, and restroom
- Main level has seven glass‑partitioned cubicles, a private office, kitchenette, and conference area
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
$23,300
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
5.83%
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%
$466,000
$466.0K
Cap Rate 7%
$332,857
$332.9K
Cap Rate 9%
$258,889
$258.9K
Market Conditions
NOI Build-Up for 1,740 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
$41.5K $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
Clayton 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%
$466,000
Cap Rate 7%
$332,857
Cap Rate 9%
$258,889
Alternative Uses
Best Use
Office B
$332.9K
$291.3K – $388.3K
NOI $23,300 @ 7.0% cap · market cap 5.83%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$486.4K
$425.6K – $567.5K
NOI $34,048 @ 7.0% cap · market cap 8.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
698
Businesses Nearby
Explore this area
Business Placement
Demographics for 30297, GA
29,669
Population
11,438
Households
2.6
Avg Household Size
33
Median Age
13%
College-Educated
75%
High-School Grad
11.0 sq mi
ZIP Area
2,697
Density / Sq Mi
$45,975
Median Household Income
$34,330
Median Earnings
$1,144
Median Rent
$121,400
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 - Professional layout with private offices, conference rooms, kitchenette, security cameras, and dedicated parking spaces.
Where is this office building located?
The property is located at 1142 Main St Forest Park, GA.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Approximately 1,740 SF on the main level with 10‑foot ceilings; Lower level includes a large conference room, two private offices, common area, and restroom; Main level has seven glass‑partitioned cubicles, a private office, kitchenette, and conference area
