Office Condo With Five
For Sale
$449,000
11535 Park Woods Circle, Alpharetta, GA 30005
Commercial Sale, Alpharetta, GA
Property Size1,140 SF
Lot Size0.03 Acres
Price / SF$393.86
Days on Market123
Property Features for 11535 Park Woods Circle
General Information
Property type
Residential
Property subtype
Office
Parking
99
Parking features
Parking Lot
Security features
Security
Window features
Aluminum Frames
Interior features
Reception Area, Restrooms
Lot features
Business Park, Level
Directions
**** USE GPS **** 400N to (R) on Exit 10 - Old Milton Pkwy. 2.0 miles to (L) on Park Bridge. (R) on Park Woods Circle. FIRST SUITE "E" ON RIGHT - WELCOME TO GREAT DEAL TO CLOSE
Standard status
Active
APN
11 025000870620
Size
1,140 SF
Lot size
0.03 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
2197
Utilities
Utilities
Cable Available
Heating system
Central
Cooling system
Central Air
Building Details
Year built
2002
Floors in Building
1
Flooring type
Laminate, Tile - Ceramic
Building materials
Brick
Listing Agency:
Virtual Properties Realty.com
(770) 495-5050
Listed By:
Muhammad Junaid · License #375835
(404) 259-9211
Added: Apr 20
Changed: Aug 19
Last Checked: Aug 20 at 8:06PM
MLS# 7753476
Copyright © 2026 First Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,140-square-foot office condo, built in 2002, is currently configured for laboratory use. The layout provides five offices, a lobby that could serve as an additional office, a break area, reception space, and restrooms. Brick construction, laminate and ceramic tile flooring, central heating, and central air are included. The property also has access to cable service.
A parking lot serves the office property. The location is near Exit 10 at Old Milton Parkway, close to Avalon and within a business district. The existing lab business and machinery may be available separately or together with the property.
A parking lot serves the office property. The location is near Exit 10 at Old Milton Parkway, close to Avalon and within a business district. The existing lab business and machinery may be available separately or together with the property.
Key Highlights
- 1,140‑square‑foot office condo built in 2002
- Five offices plus lobby, break area, reception space, and restrooms
- Currently configured for laboratory use
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
$15,266
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
3.40%
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%
$305,320
$305.3K
Cap Rate 7%
$218,086
$218.1K
Cap Rate 9%
$169,622
$169.6K
Market Conditions
NOI Build-Up for 1,140 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
$27.2K $23.87/SF
− Vacancy
−$6.9K −$6.02/SF
EGI
$20.4K $17.85/SF
− OpEx
−$5.1K −$4.46/SF
NOI
$15.3K $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%
$305,320
Cap Rate 7%
$218,086
Cap Rate 9%
$169,622
Alternative Uses
Best Use
Office B
$218.1K
$190.8K – $254.4K
NOI $15,266 @ 7.0% cap · market cap 3.40%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$318.7K
$278.8K – $371.8K
NOI $22,307 @ 7.0% cap · market cap 4.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
773
Businesses Nearby
Explore this area
Business Placement
Demographics for 30005, GA
39,308
Population
14,879
Households
2.6
Avg Household Size
38
Median Age
76%
College-Educated
99%
High-School Grad
15.8 sq mi
ZIP Area
2,488
Density / Sq Mi
$170,951
Median Household Income
$82,686
Median Earnings
$1,929
Median Rent
$587,400
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 units - Office suite with reception, break, and restroom areas in a brick building with central HVAC.
Where is this office units located?
The property is located at 11535 Park Woods Circle Alpharetta, GA.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: 1,140‑square‑foot office condo built in 2002; Five offices plus lobby, break area, reception space, and restrooms; Currently configured for laboratory use
