Soundproofed Creative
For Sale
$499,000
170-934 Glenwood Ave Se, Atlanta, GA 30312
Professionally built-out suite for audio, video, post-production, podcasting, or office use with controlled acoustics and secure access.
Property Size1,320 SF
Price / SF$378.03
Days on Market209
Property Features for 170-934 Glenwood Ave Se
General Information
Standard status
Active
Size
1,320 SF
Total Parking Spaces
1
Additional Details
Highway Access
Yes
Office Units
9
Taxes and HOA fees
Annual Taxes
$4,446
Amenities
redundant power
secure building access
kitchen
meeting space
soundproofed suites
Listing Agency:
Bolst, Inc.
(404) 668-4645
Listed By:
David Garrison · License #273222
(404) 668-4645
Source:
Exprealty
Added: Jan 14
Changed: Aug 9
Last Checked: Aug 11 at 12:46PM
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 Bolst, Inc.
Investment Insights
Based on property information with market context.
Suite 170 is a 1,320-square-foot creative space configured for audio, video, and post-production work. The buildout includes nine soundproofed suites with hard-capped ceilings, upgraded insulation, double-pane glass, added drywall, and sound-barrier strips. A kitchen and meeting area support day-to-day operations, while redundant building power provides additional operational resilience. The suite also includes one assigned, covered, gated parking space and secure access for owners and clients.
The property is at 934 Glenwood Ave SE along the Atlanta BeltLine in Glenwood Park and offers immediate access to I-20. Dining, retail, grocery, and entertainment options are nearby, including Gunshow and Madison Yards theatre. The space can accommodate post-production, podcasting, audio engineering, creative office, or strict office use and is ready for immediate occupancy.
The property is at 934 Glenwood Ave SE along the Atlanta BeltLine in Glenwood Park and offers immediate access to I-20. Dining, retail, grocery, and entertainment options are nearby, including Gunshow and Madison Yards theatre. The space can accommodate post-production, podcasting, audio engineering, creative office, or strict office use and is ready for immediate occupancy.
Key Highlights
- 1,320‑square‑foot suite with nine individual soundproofed suites
- Acoustic buildout includes hard‑capped ceilings, double‑pane glass, added drywall, and sound‑barrier strips
- Configured for audio, video, and post‑production use
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
$17,676
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
3.54%
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%
$353,520
$353.5K
Cap Rate 7%
$252,514
$252.5K
Cap Rate 9%
$196,400
$196.4K
Market Conditions
NOI Build-Up for 1,320 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
$31.5K $23.87/SF
− Vacancy
−$7.9K −$6.02/SF
EGI
$23.6K $17.85/SF
− OpEx
−$5.9K −$4.46/SF
NOI
$17.7K $13.39/SF
Area
Atlanta, 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%
$353,520
Cap Rate 7%
$252,514
Cap Rate 9%
$196,400
Alternative Uses
Best Use
Office B
$252.5K
$221.0K – $294.6K
NOI $17,676 @ 7.0% cap · market cap 3.54%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$369.0K
$322.9K – $430.5K
NOI $25,829 @ 7.0% cap · market cap 5.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
9
Office units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,272
Businesses Nearby
Explore this area
Business Placement
Demographics for 30312, GA
25,435
Population
15,787
Households
1.6
Avg Household Size
34
Median Age
65%
College-Educated
92%
High-School Grad
3.3 sq mi
ZIP Area
7,708
Density / Sq Mi
$75,963
Median Household Income
$70,268
Median Earnings
$1,594
Median Rent
$493,800
Median Home Value
Market
Vacancy Rate% for Office in Atlanta, GA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Creative space - Professionally built-out suite for audio, video, post-production, podcasting, or office use with controlled acoustics and secure access.
Where is this creative space located?
The property is located at 170-934 Glenwood Ave Se Atlanta, GA.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: 1,320‑square‑foot suite with nine individual soundproofed suites; Acoustic buildout includes hard‑capped ceilings, double‑pane glass, added drywall, and sound‑barrier strips; Configured for audio, video, and post‑production use
