Historic Office/Retail
For Sale
Contact for pricing
12319 Veterans Memorial Hwy, Douglasville, GA 30134
Two-story brick storefront built in 1910 with antique arched leaded-glass windows, offering two separate suites.
Property Size2,484 SF
Price / SF$352.25
Days on Market140
Property Features for 12319 Veterans Memorial Hwy
General Information
Standard status
Active
Size
2,484 SF
Property subtype
Retail, Office, Mixed Use
Investment Type
Owner/User
Additional Details
Road Access
Yes
Building Details
Year Built
1910
Stories
2
Tenancy
Multi
Listing Agency:
CBRE - Atlanta
Listed By:
Tony Swann · License #GA 141121
(404) 504-7900
Source:
Crexi
Added: Apr 20
Changed: Sep 2
Last Checked: Sep 4 at 9:48AM
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 CBRE - Atlanta
Investment Insights
Based on property information with market context.
This historic two-story brick storefront was originally built in 1910 and offers classic architectural character, including antique arched leaded-glass windows. The building includes two separate suites, creating flexibility for an owner-user seeking immediate occupancy or for leasing additional space. The property is described as well maintained by prior ownership, with limited near-term capital exposure for future ownership.
The building is positioned along Broad Street with additional frontage on Campbellton Street. On-street parking is available, and there is also a private gravel parking area.
At 2,484 square feet, the layout is configured as two suites within the same downtown building footprint, supported by its storefront presentation and adaptable floorplan.
The building is positioned along Broad Street with additional frontage on Campbellton Street. On-street parking is available, and there is also a private gravel parking area.
At 2,484 square feet, the layout is configured as two suites within the same downtown building footprint, supported by its storefront presentation and adaptable floorplan.
Key Highlights
- 2,484 SF, two‑story brick storefront built in 1910
- Two separate suites for office/retail or mixed‑use flexibility
- Antique arched leaded‑glass windows and classic historic architectural details
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
$34,938
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
3.99%
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%
$698,760
$698.8K
Cap Rate 7%
$499,114
$499.1K
Cap Rate 9%
$388,200
$388.2K
Market Conditions
NOI Build-Up for 2,484 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
$54.5K $21.96/SF
− Vacancy
−$4.6K −$1.87/SF
EGI
$49.9K $20.09/SF
− OpEx
−$15.0K −$6.03/SF
NOI
$34.9K $14.07/SF
Area
Douglas County, GA
Vacancy
8.50%
Lease Rate
$21.96 /SF/Yr
Expense Ratio
30.00%
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%
$698,760
Cap Rate 7%
$499,114
Cap Rate 9%
$388,200
Alternative Uses
Best Use
Retail
$499.1K
$436.7K – $582.3K
NOI $34,938 @ 7.0% cap · market cap 3.99%
Second Best
Office B
$475.2K
$415.8K – $554.4K
NOI $33,263 @ 7.0% cap · market cap 3.80%
Theoretical Best
Office A
$694.4K
$607.6K – $810.1K
NOI $48,606 @ 7.0% cap · market cap 5.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
13
Businesses Nearby
Explore this area
Business Placement
Demographics for 30134, GA
46,874
Population
17,233
Households
2.7
Avg Household Size
35
Median Age
25%
College-Educated
90%
High-School Grad
52.1 sq mi
ZIP Area
900
Density / Sq Mi
$73,699
Median Household Income
$40,753
Median Earnings
$1,272
Median Rent
$244,500
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-story brick storefront built in 1910 with antique arched leaded-glass windows, offering two separate suites.
Where is this mixed-use property located?
The property is located at 12319 Veterans Memorial Hwy Douglasville, GA.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: 2,484 SF, two‑story brick storefront built in 1910; Two separate suites for office/retail or mixed‑use flexibility; Antique arched leaded‑glass windows and classic historic architectural details
