Developable Commercial Land with Curb
For Sale
Under Contract
$1,075,000
1161 Sandy Plains Road, Marietta, GA 30066
Commercial Sale, Marietta, GA
Property Size2,240 SF
Lot Size0.67 Acres
Price / SF$479.91
Days on Market65
Property Features for 1161 Sandy Plains Road
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
City Lot, Corner Lot, Level
Directions
Follow GPS
Standard status
Active Under Contract
APN
16077900050, 16077900040
Size
2,240 SF
Lot size
0.67 Acres
Taxes and HOA fees
Tax Year
25
Tax Annual Amount
8963
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Electric
Water source
Public
Building Details
Year built
1945
Building materials
Frame, Wood Siding
Roof type
Composition
Listing Agency:
Atlanta Communities
(770) 240-2005
Listed By:
Troy Mcmahan
(770) 316-8775
Added: Jun 19
Changed: Aug 19
Last Checked: Aug 22 at 3:06AM
MLS# 10800038
Copyright © 2026 Georgia Multiple Listing Service. 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.
The offering includes two adjacent parcels, 1161 and 1171 Sandy Plains Rd, totaling 1.23 acres of developable commercial land. The site has approximately +/-234' of road frontage and a 35' curb cut on Sandy Plains Rd, supporting practical ingress and egress for future commercial use. Additional access is available from E. Lake Dr and New Kemp Rd.
The property is positioned for strong visibility and access along Sandy Plains Rd, with east and west bound road access referenced in the remarks. The listing also notes strong traffic counts and convenient proximity to Interstate 75, Roswell Road (GA-120), and Johnson Ferry Rd.
This site is best suited for developers and commercial users looking to plan a future redevelopment on a consolidated, street-accessible parcel in the Marietta/East Cobb area. With frontage, a wide curb cut, and multiple points of access, it offers a workable foundation for designing a new commercial presence aligned with evolving local demand. Arrange a tour to review the configuration and access firsthand.
The property is positioned for strong visibility and access along Sandy Plains Rd, with east and west bound road access referenced in the remarks. The listing also notes strong traffic counts and convenient proximity to Interstate 75, Roswell Road (GA-120), and Johnson Ferry Rd.
This site is best suited for developers and commercial users looking to plan a future redevelopment on a consolidated, street-accessible parcel in the Marietta/East Cobb area. With frontage, a wide curb cut, and multiple points of access, it offers a workable foundation for designing a new commercial presence aligned with evolving local demand. Arrange a tour to review the configuration and access firsthand.
Key Highlights
- Developable site on two adjacent parcels (1161 and 1171 Sandy Plains Rd) totaling 1.23 acres
- +/-234' frontage on Sandy Plains Rd plus a 35' curb cut for access
- Site access from Sandy Plains Rd, E. Lake Dr, and New Kemp Rd
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
$30,092
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
2.80%
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%
$601,840
$601.8K
Cap Rate 7%
$429,886
$429.9K
Cap Rate 9%
$334,356
$334.4K
Market Conditions
NOI Build-Up for 2,240 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
$58.3K $26.04/SF
− Vacancy
−$3.6K −$1.61/SF
EGI
$54.7K $24.43/SF
− OpEx
−$24.6K −$10.99/SF
NOI
$30.1K $13.43/SF
Area
Cobb County, GA
Vacancy
6.20%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
45.00%
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%
$601,840
Cap Rate 7%
$429,886
Cap Rate 9%
$334,356
Alternative Uses
Best Use
Apartment 5plus
$429.9K
$376.2K – $501.5K
NOI $30,092 @ 7.0% cap · market cap 2.80%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$629.0K
$550.4K – $733.8K
NOI $44,029 @ 7.0% cap · market cap 4.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
579
Businesses Nearby
Explore this area
Business Placement
Demographics for 30066, GA
62,417
Population
23,632
Households
2.6
Avg Household Size
38
Median Age
53%
College-Educated
95%
High-School Grad
27.2 sq mi
ZIP Area
2,295
Density / Sq Mi
$112,067
Median Household Income
$57,687
Median Earnings
$1,760
Median Rent
$373,500
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Two-parcel developable site with 234' frontage and a 35' curb cut on Sandy Plains Rd.
Where is this commercial land located?
The property is located at 1161 Sandy Plains Road Marietta, GA.
What is the asking price?
The asking price for this property is $1,075,000.
What are key features of this property?
This property features: Developable site on two adjacent parcels (1161 and 1171 Sandy Plains Rd) totaling 1.23 acres; +/-234' frontage on Sandy Plains Rd plus a 35' curb cut for access; Site access from Sandy Plains Rd, E. Lake Dr, and New Kemp Rd
