Second-Floor Residential Income
For Sale
$345,000
7265 Glisten Avenue Unit 120, Atlanta, GA 30328
Corner unit with updated finishes and a private balcony overlooking landscaped grounds.
Property Size1,138 SF
Price / SF$303.16
Days on Market48
Property Features for 7265 Glisten Avenue Unit 120
General Information
Standard status
Active
Size
1,138 SF
Total Parking Spaces
1
Elevators
Yes
Property subtype
Commercial
Additional Details
Public Transit
Yes
Multifamily Units
1
Amenities
gated access
private storage
resort-style pool
fitness center
clubhouse
dog park
private balcony
Building Details
Year Built
2012
Listing Agency:
Hirsh Real Estate- SandySprings.com
(404) 317-1138
Listed By:
Marci Robinson
(404) 317-1138
Source:
Sandysprings
Added: Jul 15
Changed: Aug 28
Last Checked: Aug 30 at 12:59PM
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 Hirsh Real Estate- SandySprings.com
Investment Insights
Based on property information with market context.
This 1,138-square-foot second-floor corner unit was built in 2012 and features an open interior with granite countertops, stainless steel appliances, fresh designer paint, and updated fixtures. The residence includes two bedrooms, with the second bedroom offering French doors and flexible office or guest use. The primary suite has a soaking tub, separate shower, and custom walk-in closet. A private balcony extends the living area and overlooks maintained landscaping, while a new roof adds to the property’s recent improvements.
The gated community provides elevator service, garage parking with a designated space, private storage, a resort-style pool, fitness center, clubhouse, and dog park. The property is near MARTA, Perimeter Mall, shopping, dining, and major commuter routes.
The gated community provides elevator service, garage parking with a designated space, private storage, a resort-style pool, fitness center, clubhouse, and dog park. The property is near MARTA, Perimeter Mall, shopping, dining, and major commuter routes.
Key Highlights
- 1,138‑square‑foot second‑floor corner unit
- Two bedrooms, including a flexible second room with French doors
- Granite countertops, stainless steel appliances, fresh designer paint, and updated fixtures
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
$15,288
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
4.43%
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%
$305,760
$305.8K
Cap Rate 7%
$218,400
$218.4K
Cap Rate 9%
$169,867
$169.9K
Market Conditions
NOI Build-Up for 1,138 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
$29.6K $26.04/SF
− Vacancy
−$1.8K −$1.61/SF
EGI
$27.8K $24.43/SF
− OpEx
−$12.5K −$10.99/SF
NOI
$15.3K $13.43/SF
Area
ZIP 30328
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%
$305,760
Cap Rate 7%
$218,400
Cap Rate 9%
$169,867
Alternative Uses
Best Use
Apartment 5plus
$218.4K
$191.1K – $254.8K
NOI $15,288 @ 7.0% cap · market cap 4.43%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$318.1K
$278.4K – $371.1K
NOI $22,268 @ 7.0% cap · market cap 6.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
320
Businesses Nearby
Explore this area
Business Placement
Demographics for 30328, GA
40,322
Population
19,878
Households
2
Avg Household Size
38
Median Age
72%
College-Educated
97%
High-School Grad
12.7 sq mi
ZIP Area
3,175
Density / Sq Mi
$113,736
Median Household Income
$74,406
Median Earnings
$1,943
Median Rent
$551,600
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Corner unit with updated finishes and a private balcony overlooking landscaped grounds.
Where is this residential income property located?
The property is located at 7265 Glisten Avenue Unit 120 Atlanta, GA.
What is the asking price?
The asking price for this property is $345,000.
What are key features of this property?
This property features: 1,138‑square‑foot second‑floor corner unit; Two bedrooms, including a flexible second room with French doors; Granite countertops, stainless steel appliances, fresh designer paint, and updated fixtures
