Turnkey Wellness and Office
For Sale
$800,000
1951 Old Concord Rd SE, Smyrna, GA 30080
Six renovated buildings on a 0.97-acre lot with frontage on Old Concord Road in LRO-zoned Smyrna.
Property Size2,119 SF
Lot Size0.97 Acres
Price / SF$377.54
Days on Market47
Property Features for 1951 Old Concord Rd SE
General Information
Standard status
Active
Size
2,119 SF
Lot size
0.97 Acres
Zoning
LRO
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Business Included
Yes
Building Details
Year Built
1947
Year Renovated
2025
Listing Agency:
Keller Williams Realty First Atlanta
Listed By:
Charlie Gonzalez · License #361032
(404) 531-5700
Source:
Harmonandharmon
Added: Jul 20
Changed: Sep 3
Last Checked: Sep 4 at 8:57AM
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 Keller Williams Realty First Atlanta
Investment Insights
Based on property information with market context.
This 2,119-square-foot commercial property consists of six buildings on a 0.97-acre campus. Originally built in 1947 and renovated in 2024 and 2025, the property is currently operating as The Rest Spot and features updated interiors and systems. The site is configured to support multiple commercial uses within its flexible campus layout.
The property is located at 1951 Old Concord Road SE in Smyrna, Georgia, with frontage on Old Concord Road. It is described as minutes from Downtown Smyrna and The Battery, and it provides convenient access to I-285, I-75, Atlanta Road, and South Cobb Drive.
Zoned LRO (Low Rise Office District), the property is positioned for a move-in-ready setup in an established mixed-use area, with suitability noted for wellness, office, retail, or other commercial uses.
The property is located at 1951 Old Concord Road SE in Smyrna, Georgia, with frontage on Old Concord Road. It is described as minutes from Downtown Smyrna and The Battery, and it provides convenient access to I-285, I-75, Atlanta Road, and South Cobb Drive.
Zoned LRO (Low Rise Office District), the property is positioned for a move-in-ready setup in an established mixed-use area, with suitability noted for wellness, office, retail, or other commercial uses.
Key Highlights
- 2,119 SF commercial property with six buildings on a 0.97‑acre lot in Smyrna, GA.
- Originally built in 1947; renovated interiors and systems in 2024 and 2025.
- Frontage on Old Concord Road at 1951 Old Concord Road, minutes from Downtown Smyrna and The Battery.
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
$28,376
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
3.55%
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%
$567,520
$567.5K
Cap Rate 7%
$405,371
$405.4K
Cap Rate 9%
$315,289
$315.3K
Market Conditions
NOI Build-Up for 2,119 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
$50.6K $23.87/SF
− Vacancy
−$12.7K −$6.02/SF
EGI
$37.8K $17.85/SF
− OpEx
−$9.5K −$4.46/SF
NOI
$28.4K $13.39/SF
Area
Cobb 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%
$567,520
Cap Rate 7%
$405,371
Cap Rate 9%
$315,289
Alternative Uses
Best Use
Office B
$405.4K
$354.7K – $472.9K
NOI $28,376 @ 7.0% cap · market cap 3.55%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$595.0K
$520.6K – $694.2K
NOI $41,651 @ 7.0% cap · market cap 5.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
557
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 30080, GA
52,125
Population
27,081
Households
1.9
Avg Household Size
35
Median Age
58%
College-Educated
94%
High-School Grad
12.6 sq mi
ZIP Area
4,137
Density / Sq Mi
$87,949
Median Household Income
$59,267
Median Earnings
$1,660
Median Rent
$409,700
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Spa & wellness property - Six renovated buildings on a 0.97-acre lot with frontage on Old Concord Road in LRO-zoned Smyrna.
Where is this spa & wellness property located?
The property is located at 1951 Old Concord Rd SE Smyrna, GA.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: 2,119 SF commercial property with six buildings on a 0.97‑acre lot in Smyrna, GA.; Originally built in 1947; renovated interiors and systems in 2024 and 2025.; Frontage on Old Concord Road at 1951 Old Concord Road, minutes from Downtown Smyrna and The Battery.
