All-Brick Office Ranch on Corner
For Sale
$269,000
2316 Candler Rd, Decatur, GA 30032
All-brick 1954 ranch office building on a corner lot with ample parking; zoning is OI and the property needs renovation.
Property Size1,567 SF
Price / SF$171.67
Days on Market92
Property Features for 2316 Candler Rd
General Information
Standard status
Active
Size
1,567 SF
Zoning
OI
Building Details
Year Built
1954
Listing Agency:
Alma Fuller Realty Company
Listed By:
CAROL L FULLER
(404) 321-7400
Source:
Shortsaleatlanta
Added: Jul 3
Changed: Sep 21
Last Checked: Oct 1 at 5:00PM
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 Alma Fuller Realty Company
Investment Insights
Based on property information with market context.
This all-brick 1954 ranch style office building was formerly used as an attorney’s office. The property is being offered for sale and needs renovating, making it suitable for buyers looking to reposition and update the space.
Located on a corner lot, the building benefits from ample parking. The property is zoned OI.
As a compact office ranch configuration, it may work well for an investor or owner-user planning renovations to support professional office use.
Located on a corner lot, the building benefits from ample parking. The property is zoned OI.
As a compact office ranch configuration, it may work well for an investor or owner-user planning renovations to support professional office use.
Key Highlights
- All‑brick 1954 ranch‑style office building
- Former attorney’s office use
- Corner lot with ample parking
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
$20,984
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
7.80%
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%
$419,680
$419.7K
Cap Rate 7%
$299,771
$299.8K
Cap Rate 9%
$233,156
$233.2K
Market Conditions
NOI Build-Up for 1,567 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
$37.4K $23.87/SF
− Vacancy
−$9.4K −$6.02/SF
EGI
$28.0K $17.85/SF
− OpEx
−$7.0K −$4.46/SF
NOI
$21.0K $13.39/SF
Area
DeKalb 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%
$419,680
Cap Rate 7%
$299,771
Cap Rate 9%
$233,156
Alternative Uses
Best Use
Office B
$299.8K
$262.3K – $349.7K
NOI $20,984 @ 7.0% cap · market cap 7.80%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$438.0K
$383.3K – $511.1K
NOI $30,663 @ 7.0% cap · market cap 11.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
386
Businesses Nearby
Explore this area
Business Placement
Demographics for 30032, GA
44,697
Population
20,676
Households
2.2
Avg Household Size
38
Median Age
30%
College-Educated
91%
High-School Grad
13.6 sq mi
ZIP Area
3,287
Density / Sq Mi
$61,292
Median Household Income
$37,443
Median Earnings
$1,364
Median Rent
$245,000
Median Home Value
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - All-brick 1954 ranch office building on a corner lot with ample parking; zoning is OI and the property needs renovation.
Where is this office building located?
The property is located at 2316 Candler Rd Decatur, GA.
What is the asking price?
The asking price for this property is $269,000.
What are key features of this property?
This property features: All‑brick 1954 ranch‑style office building; Former attorney’s office use; Corner lot with ample parking
