Assisted Living Facility with Central
For Sale
$549,900
1865 Waldrep Circle SE, Marietta, GA 30060
Commercial Sale, Marietta, GA
Property Size1,684 SF
Lot Size0.18 Acres
Price / SF$326.54
Days on Market52
Property Features for 1865 Waldrep Circle SE
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
R-20
Parking
6
Parking features
Covered
Interior features
Restrooms, Living Space Available
Lot features
Level
Directions
Please use GPS.
Standard status
Active
APN
17027800530
Size
1,684 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3956
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air, Ceiling Fan(s)
Water source
Public
Building Details
Year built
1954
Floors in Building
1
Flooring type
Laminate
Building materials
Frame
Listing Agency:
Virtual Properties Realty.Net, LLC. · United Real Estate
(770) 495-5050
Listed By:
LYDIA SHUMAKE
(770) 778-4815
Added: Jul 1
Changed: Aug 19
Last Checked: Aug 21 at 7:06PM
MLS# 7797594
Copyright © 2026 First Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Assisted living facility featuring frame construction and laminate flooring, built in 1954. Interior amenities include restrooms and living space available. The property is equipped with central heating and central air, with ceiling fans for additional comfort. Parking is provided with covered spaces, and the facility is supported by public water and public sewer.
Located on a 0.18-acre lot in Marietta and zoned R-20. The property offers cable availability and is described as being in close proximity to Truitt Park, with convenient access to CobbLinc, major highways, shopping, and downtown Atlanta.
The facility is presented as an established personal care home option and is being sold “AS IS,” with notes indicating it may need some “TLC.”
Located on a 0.18-acre lot in Marietta and zoned R-20. The property offers cable availability and is described as being in close proximity to Truitt Park, with convenient access to CobbLinc, major highways, shopping, and downtown Atlanta.
The facility is presented as an established personal care home option and is being sold “AS IS,” with notes indicating it may need some “TLC.”
Key Highlights
- Assisted living facility built in 1954
- Frame construction with laminate flooring
- Central heating and central air with ceiling fan(s)
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
$22,623
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
4.11%
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%
$452,460
$452.5K
Cap Rate 7%
$323,186
$323.2K
Cap Rate 9%
$251,367
$251.4K
Market Conditions
NOI Build-Up for 1,684 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
$43.9K $26.04/SF
− Vacancy
−$2.7K −$1.61/SF
EGI
$41.1K $24.43/SF
− OpEx
−$18.5K −$10.99/SF
NOI
$22.6K $13.43/SF
Area
Cobb County, GA
Vacancy
6.20%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
45.00%
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%
$452,460
Cap Rate 7%
$323,186
Cap Rate 9%
$251,367
Alternative Uses
Best Use
Apartment 5plus
$323.2K
$282.8K – $377.1K
NOI $22,623 @ 7.0% cap · market cap 4.11%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$472.9K
$413.8K – $551.7K
NOI $33,101 @ 7.0% cap · market cap 6.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
525
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 30060, GA
39,890
Population
15,036
Households
2.7
Avg Household Size
32
Median Age
29%
College-Educated
79%
High-School Grad
15.5 sq mi
ZIP Area
2,574
Density / Sq Mi
$62,180
Median Household Income
$34,537
Median Earnings
$1,344
Median Rent
$282,200
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Harold Avenue Personal Care — 1969 Benson Ave SE, Smyrna, GA 30080
Frequently Asked Questions
What type of property is this?
Assisted living facility - R-20 zoned assisted living facility with central heating and central air, plus covered parking and public utilities.
Where is this assisted living facility located?
The property is located at 1865 Waldrep Circle SE Marietta, GA.
What is the asking price?
The asking price for this property is $549,900.
What are key features of this property?
This property features: Assisted living facility built in 1954; Frame construction with laminate flooring; Central heating and central air with ceiling fan(s)
