Office Building with Private
For Sale
$385,000
14 Farmer Street, Newnan, GA 30263
Commercial Sale, Newnan, GA
Property Size2,290 SF
Lot Size0.19 Acres
Price / SF$168.12
Days on Market233
Property Features for 14 Farmer Street
General Information
Property type
Commercial Sale
Property subtype
Office
Parking
10
Parking features
Parking Lot
Lot features
City Lot, Level
Directions
I-85 South to Exit 47, right onto Highway 34 (Bullsboro Drive) continue for 3 miles approximately to right onto Farmer Street to building on left. 4 x 4 for sale sign up.
Standard status
Active
APN
N35 0003 005
Size
2,290 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2466
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air, Central
Cooling system
Electric, Central Air
Water source
Public
Amenities
covered front porch
security cameras
storage building
Building Details
Year built
1960
Flooring type
Carpet
Building materials
Brick, Vinyl Siding
Roof type
Composition
Listing Agency:
Lindsey's Inc., Realtors
(770) 253-6990
Listed By:
Tom W Barron · License #245290
(404) 936-7422
Added: Feb 4
Changed: Sep 13
Last Checked: Sep 25 at 5:06AM
MLS# 10821639
Copyright © 2026 Georgia Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This one-story office building contains approximately 2,290 square feet with a waiting area, reception space, 7 private offices, a coffee and copy room, and 2 tiled restrooms. Several offices include closets. The property also has exterior and interior security cameras, a covered front porch, and a separate 20x20 storage building. Central air, forced-air heating, natural gas, public water, and public sewer serve the building. CGN zoning is in place.
A concrete parking lot provides 10 spaces, including 1 handicap-accessible space. The property is located 2.1 miles from I-85 and 1.3 miles from historic Downtown Newnan, with access to shopping, dining, and local amenities. Built in 1960, the building is suited to a range of professional office and service uses supported by its existing room configuration.
A concrete parking lot provides 10 spaces, including 1 handicap-accessible space. The property is located 2.1 miles from I-85 and 1.3 miles from historic Downtown Newnan, with access to shopping, dining, and local amenities. Built in 1960, the building is suited to a range of professional office and service uses supported by its existing room configuration.
Key Highlights
- 2,290+/- SF one‑story office building with 7 private offices
- CGN zoning with waiting room, reception area, coffee/copy room, and 2 tiled restrooms
- Concrete parking lot with 10 spaces, including 1 handicap‑accessible space
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
$30,666
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
7.97%
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%
$613,320
$613.3K
Cap Rate 7%
$438,086
$438.1K
Cap Rate 9%
$340,733
$340.7K
Market Conditions
NOI Build-Up for 2,290 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
$54.7K $23.87/SF
− Vacancy
−$13.8K −$6.02/SF
EGI
$40.9K $17.85/SF
− OpEx
−$10.2K −$4.46/SF
NOI
$30.7K $13.39/SF
Area
Coweta 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%
$613,320
Cap Rate 7%
$438,086
Cap Rate 9%
$340,733
Alternative Uses
Best Use
Office B
$438.1K
$383.3K – $511.1K
NOI $30,666 @ 7.0% cap · market cap 7.97%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$640.1K
$560.1K – $746.8K
NOI $44,810 @ 7.0% cap · market cap 11.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
894
Businesses Nearby
Explore this area
Business Placement
Demographics for 30263, GA
60,467
Population
23,792
Households
2.5
Avg Household Size
38
Median Age
31%
College-Educated
89%
High-School Grad
198.2 sq mi
ZIP Area
305
Density / Sq Mi
$79,752
Median Household Income
$44,508
Median Earnings
$1,332
Median Rent
$278,200
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 - One-story commercial property with reception space, multiple offices, storage, and public utilities.
Where is this office building located?
The property is located at 14 Farmer Street Newnan, GA.
What is the asking price?
The asking price for this property is $385,000.
What are key features of this property?
This property features: 2,290+/- SF one‑story office building with 7 private offices; CGN zoning with waiting room, reception area, coffee/copy room, and 2 tiled restrooms; Concrete parking lot with 10 spaces, including 1 handicap‑accessible space
