Two-Tenant Renovated Office
For Sale
$1,050,000
1452 Carroll Dr NW, Atlanta, GA 30318
I-2 zoning and established dual occupancy support a range of commercial uses.
Property Size2,688 SF
Price / SF$390.63
Days on Market23
Property Features for 1452 Carroll Dr NW
General Information
Standard status
Active
Size
2,688 SF
Property subtype
Industrial
Zoning
I-2
Occupancy
100%
Additional Details
Office Units
2
Building Details
Building Size
2,688 SF
Year Built
1965
Year Renovated
2018
Buildings
1
Tenancy
Multi
Listing Agency:
(404) 876-1640
Listed By:
Sean Williams
Source:
Bullrealty
Added: Aug 9
Changed: Aug 30
Last Checked: Aug 30 at 3:01PM
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 Sean Williams
Investment Insights
Based on property information with market context.
This two-tenant office building contains approximately 2,688 SF and was renovated in 2018. The main level is occupied by a State Farm agent, while an upstairs studio provides a second commercial component. Both occupants have maintained 8-year tenancies.
The property is located in West Midtown Atlanta near Marietta Boulevard, with dining, entertainment, and housing options in the surrounding area. I-2 zoning, identified as Heavy Industrial, supports a broad range of potential uses under the applicable zoning framework.
The property is located in West Midtown Atlanta near Marietta Boulevard, with dining, entertainment, and housing options in the surrounding area. I-2 zoning, identified as Heavy Industrial, supports a broad range of potential uses under the applicable zoning framework.
Key Highlights
- 2,688 SF office building renovated in 2018
- Two tenants, each with 8‑year tenancies
- Main level occupied by a State Farm agent
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
$35,995
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
3.43%
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%
$719,900
$719.9K
Cap Rate 7%
$514,214
$514.2K
Cap Rate 9%
$399,944
$399.9K
Market Conditions
NOI Build-Up for 2,688 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
$64.2K $23.87/SF
− Vacancy
−$16.2K −$6.02/SF
EGI
$48.0K $17.85/SF
− OpEx
−$12.0K −$4.46/SF
NOI
$36.0K $13.39/SF
Area
ZIP 30318
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%
$719,900
Cap Rate 7%
$514,214
Cap Rate 9%
$399,944
Alternative Uses
Best Use
Office B
$514.2K
$449.9K – $599.9K
NOI $35,995 @ 7.0% cap · market cap 3.43%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$751.4K
$657.5K – $876.6K
NOI $52,598 @ 7.0% cap · market cap 5.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,267
Businesses Nearby
Explore this area
Business Placement
Demographics for 30318, GA
60,392
Population
29,993
Households
2
Avg Household Size
31
Median Age
54%
College-Educated
92%
High-School Grad
20.3 sq mi
ZIP Area
2,975
Density / Sq Mi
$79,222
Median Household Income
$53,455
Median Earnings
$1,702
Median Rent
$395,100
Median Home Value
Market
Vacancy Rate% for Office in Atlanta, GA
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - I-2 zoning and established dual occupancy support a range of commercial uses.
Where is this office building located?
The property is located at 1452 Carroll Dr NW Atlanta, GA.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: 2,688 SF office building renovated in 2018; Two tenants, each with 8‑year tenancies; Main level occupied by a State Farm agent
