Industrial Building with Outdoor
For Sale
$250,000
8085 Connally Dr, Douglasville, GA 30134
Enclosed, fenced storage space supports industrial, automotive, or owner-occupied operations.
Property Size2,800 SF
Lot Size0.46 Acres
Price / SF$89.29
Days on Market8
Property Features for 8085 Connally Dr
General Information
Standard status
Active
Size
2,800 SF
Lot size
0.46 Acres
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Amenities
rail cars
Building Details
Year Built
1920
Buildings
1
Building Size
2,800 SF
Listing Agency:
Keller Williams Realty Signature Partners
(404) 518-0114
Listed By:
Kris Holt · License #293205
Source:
Brockteam
Added: Aug 23
Changed: Aug 29
Last Checked: Aug 25 at 4:12AM
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 Keller Williams Realty Signature Partners
Investment Insights
Based on property information with market context.
This industrial property includes an approximately 2800SF building on an approximately 0.46-acre site. An enclosed, fenced outdoor storage area expands the usable configuration and includes rail cars as part of the property. The asset is presented for investment or owner-occupied use, with potential applications identified as Heavy Industrial, Outdoor Storage, and Automotive.
The property is approximately 1-mile from Downtown Douglasville, 0.5-Mile from access to Hwy 92, and 1.5 Miles to Interstate 20. Built in 1920, the site combines an existing industrial building with secured outdoor storage in a compact commercial setting.
The property is approximately 1-mile from Downtown Douglasville, 0.5-Mile from access to Hwy 92, and 1.5 Miles to Interstate 20. Built in 1920, the site combines an existing industrial building with secured outdoor storage in a compact commercial setting.
Key Highlights
- Approximately 2800SF industrial building
- Approximately 0.46 of an acre
- Enclosed and fenced outdoor storage area
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
$17,057
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
6.82%
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%
$341,140
$341.1K
Cap Rate 7%
$243,671
$243.7K
Cap Rate 9%
$189,522
$189.5K
Market Conditions
NOI Build-Up for 2,800 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
$26.5K $9.48/SF
− Vacancy
−$2.2K −$0.78/SF
EGI
$24.4K $8.70/SF
− OpEx
−$7.3K −$2.61/SF
NOI
$17.1K $6.09/SF
Area
Douglas County, GA
Vacancy
8.20%
Lease Rate
$9.48 /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%
$341,140
Cap Rate 7%
$243,671
Cap Rate 9%
$189,522
Alternative Uses
Best Use
Retail
$562.6K
$492.3K – $656.4K
NOI $39,383 @ 7.0% cap · market cap 15.75%
Second Best
Industrial
$243.7K
$213.2K – $284.3K
NOI $17,057 @ 7.0% cap · market cap 6.82%
Theoretical Best
Office A
$782.7K
$684.9K – $913.2K
NOI $54,790 @ 7.0% cap · market cap 21.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
743
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 Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Industrial property - Enclosed, fenced storage space supports industrial, automotive, or owner-occupied operations.
Where is this industrial property located?
The property is located at 8085 Connally Dr Douglasville, GA.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Approximately 2800SF industrial building; Approximately 0.46 of an acre; Enclosed and fenced outdoor storage area
