Mixed-Use Property with Office
For Sale
Contact for pricing
178 E Crogan St, Lawrenceville, GA 30046
Retail and office space positioned near a hotel, arts center, civic events, and public parking decks.
Property Size15,890 SF
Price / SF$220.26
Days on Market161
Property Features for 178 E Crogan St
General Information
Standard status
Active
Size
15,890 SF
Class
B
Property subtype
Office, Retail
Zoning
BG
Occupancy
85%
Investment Type
Stabilized
Building Details
Year Renovated
2006
Buildings
1
Stories
2
Units
6
Listing Agency:
L Campbell and Company, Inc.
Listed By:
Linda Campbell · License #GA 328977
Source:
Crexi
Added: Mar 25
Changed: Aug 30
Last Checked: Aug 30 at 9:54PM
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 L Campbell and Company, Inc.
Investment Insights
Based on property information with market context.
Honest Alley Exchange is a 15,890-square-foot mixed-use property with retail and office components at 178 E Crogan St in Lawrenceville, Georgia. The property is zoned BG and includes one space that may accommodate owner occupancy.
Across the street are the new Hilton Tapestry Hotel, the $32m Lawrenceville Arts Center, and two City Parking Decks. The surrounding civic destination includes The Lawn, a 40’x60’ amphitheatre, playground, dog park, volleyball courts, and the Atlanta Christkindl Market, which brought 370,000 visitors to the City in 2025.
Residential growth within a 1-2 mi radius includes 3,100 units completed, under construction, or in advanced planning stages, adding substantial nearby housing context to the retail and office setting.
Across the street are the new Hilton Tapestry Hotel, the $32m Lawrenceville Arts Center, and two City Parking Decks. The surrounding civic destination includes The Lawn, a 40’x60’ amphitheatre, playground, dog park, volleyball courts, and the Atlanta Christkindl Market, which brought 370,000 visitors to the City in 2025.
Residential growth within a 1-2 mi radius includes 3,100 units completed, under construction, or in advanced planning stages, adding substantial nearby housing context to the retail and office setting.
Key Highlights
- 15,890‑square‑foot mixed‑use property with retail and office components
- BG zoning with one space available for possible owner occupancy
- Across from the new Hilton Tapestry Hotel and $32m Lawrenceville Arts Center
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
$212,784
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
6.08%
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%
$4,255,680
$4.3M
Cap Rate 7%
$3,039,771
$3.0M
Cap Rate 9%
$2,364,267
$2.4M
Market Conditions
NOI Build-Up for 15,890 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
$379.3K $23.87/SF
− Vacancy
−$95.6K −$6.02/SF
EGI
$283.7K $17.85/SF
− OpEx
−$70.9K −$4.46/SF
NOI
$212.8K $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%
$4,255,680
Cap Rate 7%
$3,039,771
Cap Rate 9%
$2,364,267
Alternative Uses
Best Use
Office B
$3.04M
$2.66M – $3.55M
NOI $212,784 @ 7.0% cap · market cap 6.08%
Second Best
Mixed Use
$2.76M
$2.41M – $3.22M
NOI $193,064 @ 7.0% cap · market cap 5.52%
Theoretical Best
Office A
$4.44M
$3.89M – $5.18M
NOI $310,930 @ 7.0% cap · market cap 8.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,063
Businesses Nearby
Explore this area
Business Placement
Demographics for 30046, GA
40,227
Population
14,356
Households
2.8
Avg Household Size
34
Median Age
26%
College-Educated
84%
High-School Grad
15.8 sq mi
ZIP Area
2,546
Density / Sq Mi
$63,379
Median Household Income
$36,962
Median Earnings
$1,488
Median Rent
$302,600
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?
Mixed-use property - Retail and office space positioned near a hotel, arts center, civic events, and public parking decks.
Where is this mixed-use property located?
The property is located at 178 E Crogan St Lawrenceville, GA.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: 15,890‑square‑foot mixed‑use property with retail and office components; BG zoning with one space available for possible owner occupancy; Across from the new Hilton Tapestry Hotel and $32m Lawrenceville Arts Center
