End-Unit Office
New
For Sale
$209,000
1838 Old Norcross Road Suite 100, Lawrenceville, GA 30044
Five private offices, additional workspace, a mini kitchen, and a half bath support flexible business use.
Property Size1,250 SF
Price / SF$167.20
Days on Market2
Property Features for 1838 Old Norcross Road Suite 100
General Information
Standard status
Active
Size
1,250 SF
Building Details
Year Built
2002
Listing Agency:
Strategy Real Estate International, LLC.
Listed By:
Rong Li · License #327615
(404) 518-5980
Source:
Atlantarealestatedirectory
Added: Sep 2
Changed: Sep 3
Last Checked: Sep 3 at 1:56AM
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 Strategy Real Estate International, LLC.
Investment Insights
Based on property information with market context.
This office condominium is configured with five individual offices plus additional workspace, providing a practical layout for professional operations. Interior improvements include new LVP flooring and fresh paint, while the building features four-sided brick construction. The unit also includes a mini kitchen and half bath.
Located at 1838 Old Norcross Road, Suite 100, in Lawrenceville, Georgia, the property was built in 2002. Its end-unit position adds a distinct configuration within the office park.
Located at 1838 Old Norcross Road, Suite 100, in Lawrenceville, Georgia, the property was built in 2002. Its end-unit position adds a distinct configuration within the office park.
Key Highlights
- Five individual offices with additional workspace
- New LVP flooring and fresh paint
- End‑unit office condominium
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
$18,124
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
8.67%
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%
$362,480
$362.5K
Cap Rate 7%
$258,914
$258.9K
Cap Rate 9%
$201,378
$201.4K
Market Conditions
NOI Build-Up for 1,250 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
$33.8K $27.00/SF
− Vacancy
−$3.5K −$2.84/SF
EGI
$30.2K $24.17/SF
− OpEx
−$12.1K −$9.67/SF
NOI
$18.1K $14.50/SF
Area
Gwinnett County, GA
Vacancy
10.50%
Lease Rate
$27.00 /SF/Yr
Expense Ratio
40.00%
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%
$362,480
Cap Rate 7%
$258,914
Cap Rate 9%
$201,378
Alternative Uses
Best Use
Healthcare Medical
$258.9K
$226.6K – $302.1K
NOI $18,124 @ 7.0% cap · market cap 8.67%
Second Best
Office B
$239.1K
$209.2K – $279.0K
NOI $16,739 @ 7.0% cap · market cap 8.01%
Theoretical Best
Office A
$349.4K
$305.8K – $407.7K
NOI $24,460 @ 7.0% cap · market cap 11.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
703
Businesses Nearby
Explore this area
Business Placement
Demographics for 30044, GA
94,774
Population
32,206
Households
2.9
Avg Household Size
34
Median Age
30%
College-Educated
83%
High-School Grad
24.8 sq mi
ZIP Area
3,822
Density / Sq Mi
$76,133
Median Household Income
$40,208
Median Earnings
$1,753
Median Rent
$295,300
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?
Office units - Five private offices, additional workspace, a mini kitchen, and a half bath support flexible business use.
Where is this office units located?
The property is located at 1838 Old Norcross Road Suite 100 Lawrenceville, GA.
What is the asking price?
The asking price for this property is $209,000.
What are key features of this property?
This property features: Five individual offices with additional workspace; New LVP flooring and fresh paint; End‑unit office condominium
