Historic Office Building with Front
For Sale
Contact for pricing
152 E SHADBURN AVE, Buford, GA 30518
Preserved office property with private parking, classic architectural details, and convenient access to downtown amenities.
Property Size1,933 SF
Price / SF$323.33
Days on Market52
Property Features for 152 E SHADBURN AVE
General Information
Standard status
Active
Size
1,933 SF
Property subtype
Retail, Office, Hospitality
Zoning
c-2
Investment Type
Owner/User
Amenities
front porch
decorative brick fireplaces
dedicated private parking lot
Building Details
Year Built
1905
Buildings
1
Stories
1
Units
1
Building Size
1,933 SF
Listing Agency:
Keller Williams Commercial Atlanta Partners
Listed By:
David Williams · License #GA 316435
(570) 659-5684
Source:
Crexi
Added: Jul 30
Changed: Sep 16
Last Checked: Sep 19 at 9:26AM
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 Commercial Atlanta Partners
Investment Insights
Based on property information with market context.
Built in 1905, this 1,933-square-foot office building combines historic architectural features with functional commercial infrastructure. The property includes a front porch and decorative brick fireplaces, creating a distinctive setting for office occupancy while retaining the character of its original design. C-2 zoning is in place, and the building is positioned for immediate use without a stated build-out period.
The property is located at 152 E Shadburn Avenue in Buford, one block from Main Street in Historic Downtown Buford. Local dining is nearby, and a dedicated private parking lot provides on-site parking for occupants and visitors. Its location within a historic district adds an established architectural context to the office environment.
The property is located at 152 E Shadburn Avenue in Buford, one block from Main Street in Historic Downtown Buford. Local dining is nearby, and a dedicated private parking lot provides on-site parking for occupants and visitors. Its location within a historic district adds an established architectural context to the office environment.
Key Highlights
- 1,933‑square‑foot office building constructed in 1905
- Front porch and decorative brick fireplaces preserve the building’s historic character
- Dedicated private parking lot
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
$25,885
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
4.14%
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%
$517,700
$517.7K
Cap Rate 7%
$369,786
$369.8K
Cap Rate 9%
$287,611
$287.6K
Market Conditions
NOI Build-Up for 1,933 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
$46.1K $23.87/SF
− Vacancy
−$11.6K −$6.02/SF
EGI
$34.5K $17.85/SF
− OpEx
−$8.6K −$4.46/SF
NOI
$25.9K $13.39/SF
Area
Gwinnett 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%
$517,700
Cap Rate 7%
$369,786
Cap Rate 9%
$287,611
Alternative Uses
Best Use
Office B
$369.8K
$323.6K – $431.4K
NOI $25,885 @ 7.0% cap · market cap 4.14%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$540.3K
$472.8K – $630.4K
NOI $37,824 @ 7.0% cap · market cap 6.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
738
Businesses Nearby
Explore this area
Business Placement
Demographics for 30518, GA
56,149
Population
19,435
Households
2.9
Avg Household Size
36
Median Age
40%
College-Educated
88%
High-School Grad
40.0 sq mi
ZIP Area
1,404
Density / Sq Mi
$97,339
Median Household Income
$46,683
Median Earnings
$1,611
Median Rent
$367,000
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 - Preserved office property with private parking, classic architectural details, and convenient access to downtown amenities.
Where is this office building located?
The property is located at 152 E SHADBURN AVE Buford, GA.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: 1,933‑square‑foot office building constructed in 1905; Front porch and decorative brick fireplaces preserve the building’s historic character; Dedicated private parking lot
