Assisted Living Personal Care
For Sale
$549,900
1865 Waldrep Circle, Marietta, GA 30060
Established personal care home sold as-is and in need of light TLC, with room for clients, patients, and staff.
Property Size1,684 SF
Days on Market54
Property Features for 1865 Waldrep Circle
General Information
Standard status
Active
Size
1,684 SF
Property subtype
Commercial
Additional Details
Business Included
Yes
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$3,956
Building Details
Building Size
1,684 SF
Year Built
1954
Listing Agency:
Virtual Properties Realty.Net
(770) 240-2001
Listed By:
Lydia Shumake
Source:
Evatlanta
Added: Jul 1
Changed: Aug 23
Last Checked: Aug 23 at 3:16AM
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 Virtual Properties Realty.Net
Investment Insights
Based on property information with market context.
This assisted living personal care home is being offered as an established facility with the property and the business included in the sale. The layout supports clients/patients and staff, and the offering is sold “AS IS,” with the need for some light “TLC.”
The facility is located in Marietta, close to Westar Cobb Hospital, with easy access to CobbLinc, major highways, shopping, and downtown Atlanta. It is also described as being in close proximity to Truitt Park.
The property is positioned for day-to-day operations within a care setting, and the sale terms reflect that buyers should plan for updates consistent with an “AS IS” condition.
The facility is located in Marietta, close to Westar Cobb Hospital, with easy access to CobbLinc, major highways, shopping, and downtown Atlanta. It is also described as being in close proximity to Truitt Park.
The property is positioned for day-to-day operations within a care setting, and the sale terms reflect that buyers should plan for updates consistent with an “AS IS” condition.
Key Highlights
- Established personal care home offered as‑is and in need of light TLC
- Facility includes space for clients/patients and staff
- Located in Marietta near Westar Cobb Hospital
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
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Frequently Asked Questions
What type of property is this?
Assisted living facility - Established personal care home sold as-is and in need of light TLC, with room for clients, patients, and staff.
Where is this assisted living facility located?
The property is located at 1865 Waldrep Circle 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: Established personal care home offered as‑is and in need of light TLC; Facility includes space for clients/patients and staff; Located in Marietta near Westar Cobb Hospital
