Sylvan Hills Flex
For Sale
$495,000
985 Arden Ave SW, Atlanta, GA 30310
Flex space in Sylvan Hills neighborhood, close to Beltline Trail.
Property Size3,780 SF
Price / SF$130.95
Days on Market201
Property Features for 985 Arden Ave SW
General Information
Standard status
Active
Size
3,780 SF
Property subtype
Industrial/Flex
Building Details
Year Built
1970
Listing Agency:
Bull Realty
(404) 876-1640
Listed By:
Michael Wess, CCIM
Source:
Bullrealty
Added: Jan 27
Changed: Jul 6
Last Checked: Aug 16 at 3:45AM
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 Bull Realty
Investment Insights
Based on property information with market context.
Located in the Sylvan Hills neighborhood of Atlanta, this property offers an ideal size for a small business or live-work concept. The building, currently in shell condition, allows for multiple potential uses and build-outs. It features upfront parking with an additional parking and storage area in the rear. The property has a ceiling height of 12 to 14 feet. The location offers close proximity to the Southside Beltline Trail. The property size is 3,780 square feet.
Key Highlights
- Located in the popular Sylvan Hills neighborhood of Atlanta.
- Close proximity to the Southside Beltline Trail.
- Ideal size for small business or live‑work concept.
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
$37,563
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
7.59%
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%
$751,260
$751.3K
Cap Rate 7%
$536,614
$536.6K
Cap Rate 9%
$417,367
$417.4K
Market Conditions
NOI Build-Up for 3,780 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
$63.5K $16.80/SF
− Vacancy
−$5.7K −$1.51/SF
EGI
$57.8K $15.29/SF
− OpEx
−$20.2K −$5.35/SF
NOI
$37.6K $9.94/SF
Area
Atlanta, GA
Vacancy
9.00%
Lease Rate
$16.80 /SF/Yr
Expense Ratio
35.00%
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%
$751,260
Cap Rate 7%
$536,614
Cap Rate 9%
$417,367
Alternative Uses
Best Use
Office B
$723.1K
$632.7K – $843.6K
NOI $50,618 @ 7.0% cap · market cap 10.23%
Second Best
Mixed Use
$656.1K
$574.1K – $765.5K
NOI $45,927 @ 7.0% cap · market cap 9.28%
Theoretical Best
Office A
$1.06M
$924.6K – $1.23M
NOI $73,966 @ 7.0% cap · market cap 14.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
494
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 30310, GA
27,365
Population
14,033
Households
2
Avg Household Size
37
Median Age
34%
College-Educated
88%
High-School Grad
8.6 sq mi
ZIP Area
3,182
Density / Sq Mi
$45,542
Median Household Income
$36,726
Median Earnings
$1,099
Median Rent
$295,800
Median Home Value
Market
Vacancy Rate% for Office in Atlanta, GA
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Dinner Party Atlanta — 806 dill ave sw, atlanta, ga 30310
- Queens Delight — 1170 sylvan rd sw, atlanta, ga 30310
- A Whole Lotta Love, LLC — 1333 Lorenzo Dr SW, Atlanta, GA 30310
- M&N Gourmet Services — 972 Donnelly Ave SW, Atlanta, GA 30310
Frequently Asked Questions
What type of property is this?
Flex space - Flex space in Sylvan Hills neighborhood, close to Beltline Trail.
Where is this flex space located?
The property is located at 985 Arden Ave SW Atlanta, GA.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: Located in the popular Sylvan Hills neighborhood of Atlanta.; Close proximity to the Southside Beltline Trail.; Ideal size for small business or live‑work concept.
