Freestanding Office
For Sale
$1,000,000
3802 N Druid Hills Rd, Decatur, GA 30033
Move-in ready commercial building with prominent exposure near a major mixed-use redevelopment.
Property Size2,224 SF
Price / SF$449.64
Days on Market144
Property Features for 3802 N Druid Hills Rd
General Information
Standard status
Active
Size
2,224 SF
Class
C
Property subtype
Office - General Office
Additional Details
Road Access
Yes
Building Details
Building Size
2,224 SF
Year Built
2001
Buildings
1
Units
1
Listing Agency:
Bull Realty
(404) 876-1640
Listed By:
Lindsay Brereton · License #358857
Source:
Commercialcafe
Added: Apr 10
Changed: Aug 30
Last Checked: Aug 30 at 4:47AM
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.
Freestanding office property at 3802 N Druid Hills Rd in Decatur, Georgia. Built in 2001, the approximately 2,224-square-foot building is described as move-in ready and offers a standalone commercial setting for office or medical practice use.
The property is positioned across from the Lulah Hills redevelopment at the former North DeKalb Mall site. Construction is underway on the ±78-acre project, planned to include 2,000 residential units, a hotel, Publix, additional retail and dining, and a PATH Foundation trail connection. The surrounding redevelopment context provides a substantial mix of planned residential, hospitality, shopping, dining, and trail-oriented uses near the building.
The property is positioned across from the Lulah Hills redevelopment at the former North DeKalb Mall site. Construction is underway on the ±78-acre project, planned to include 2,000 residential units, a hotel, Publix, additional retail and dining, and a PATH Foundation trail connection. The surrounding redevelopment context provides a substantial mix of planned residential, hospitality, shopping, dining, and trail-oriented uses near the building.
Key Highlights
- Approximately ±2,224 SF freestanding commercial building
- Built in 2001
- Move‑in ready condition
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
$29,782
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
2.98%
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%
$595,640
$595.6K
Cap Rate 7%
$425,457
$425.5K
Cap Rate 9%
$330,911
$330.9K
Market Conditions
NOI Build-Up for 2,224 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
$53.1K $23.87/SF
− Vacancy
−$13.4K −$6.02/SF
EGI
$39.7K $17.85/SF
− OpEx
−$9.9K −$4.46/SF
NOI
$29.8K $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%
$595,640
Cap Rate 7%
$425,457
Cap Rate 9%
$330,911
Alternative Uses
Best Use
Office B
$425.5K
$372.3K – $496.4K
NOI $29,782 @ 7.0% cap · market cap 2.98%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$621.7K
$544.0K – $725.3K
NOI $43,519 @ 7.0% cap · market cap 4.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
543
Businesses Nearby
Explore this area
Business Placement
Demographics for 30033, GA
33,189
Population
15,164
Households
2.2
Avg Household Size
37
Median Age
71%
College-Educated
95%
High-School Grad
8.8 sq mi
ZIP Area
3,771
Density / Sq Mi
$107,647
Median Household Income
$62,976
Median Earnings
$1,752
Median Rent
$430,900
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Move-in ready commercial building with prominent exposure near a major mixed-use redevelopment.
Where is this office building located?
The property is located at 3802 N Druid Hills Rd Decatur, GA.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: Approximately ±2,224 SF freestanding commercial building; Built in 2001; Move‑in ready condition
