Multi-Office Office
For Sale
$449,000
11535 Park Woods Cir E, Alpharetta, GA 30005
Configured with private offices, a lobby, break area, and parking for office operations.
Property Size1,140 SF
Price / SF$393.86
Days on Market43
Property Features for 11535 Park Woods Cir E
General Information
Standard status
Active
Size
1,140 SF
Additional Details
Office Units
1
Building Details
Year Built
2002
Owner Occupied
Yes
Listing Agency:
Virtual Properties Realty.com
(404) 259-9211
Listed By:
Muhammad Junaid · License #375835
Source:
Atlantarealestatedirectory
Added: Jul 20
Changed: Aug 28
Last Checked: Aug 30 at 7:59PM
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 Virtual Properties Realty.com
Investment Insights
Based on property information with market context.
This 1,140-square-foot office condo was built in 2002 and is arranged for professional office use. The interior includes five offices, a lobby that can function as a sixth office, and a break area. The property is currently used as a lab, providing an existing layout for an office or laboratory-related operation.
The property is located at 11535 Park Woods Cir E in Alpharetta, near Exit 10 at Old Milton Parkway. It is close to Avalon and situated within a business district. The related business is also available with the real estate, while the labs and machine may be purchased separately.
The property is located at 11535 Park Woods Cir E in Alpharetta, near Exit 10 at Old Milton Parkway. It is close to Avalon and situated within a business district. The related business is also available with the real estate, while the labs and machine may be purchased separately.
Key Highlights
- 1,140‑square‑foot office condo built in 2002
- Five offices plus lobby that can serve as a sixth office
- Break area included in the existing layout
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
$16,529
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
3.68%
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%
$330,580
$330.6K
Cap Rate 7%
$236,129
$236.1K
Cap Rate 9%
$183,656
$183.7K
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
$30.8K $27.00/SF
− Vacancy
−$3.2K −$2.84/SF
EGI
$27.5K $24.17/SF
− OpEx
−$11.0K −$9.67/SF
NOI
$16.5K $14.50/SF
Area
Fulton County, GA
Vacancy
10.50%
Lease Rate
$27.00 /SF/Yr
Expense Ratio
40.00%
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%
$330,580
Cap Rate 7%
$236,129
Cap Rate 9%
$183,656
Alternative Uses
Best Use
Healthcare Medical
$236.1K
$206.6K – $275.5K
NOI $16,529 @ 7.0% cap · market cap 3.68%
Second Best
Office B
$218.1K
$190.8K – $254.4K
NOI $15,266 @ 7.0% cap · market cap 3.40%
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
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 - Configured with private offices, a lobby, break area, and parking for office operations.
Where is this office units located?
The property is located at 11535 Park Woods Cir E 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 that can serve as a sixth office; Break area included in the existing layout
