Office Building with Private
New
For Sale
$449,000
2180 Highway 34, Newnan, GA 30265
Commercial zoning and a reception area support professional or medical office use.
Property Size1,982 SF
Lot Size0.53 Acres
Price / SF$295.39
Days on Market5
Property Features for 2180 Highway 34
General Information
Standard status
Active
Size
1,982 SF
Lot size
0.53 Acres
Property subtype
Other
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
0.53 acres, Level
Composition
Annual Amount: $2,853, Year: 2025
Carpet, Tile, Vinyl
Central Air, Electric
Forced Air
Cumulative Days on Market: 1, First day on market, On Market Date: 2026-08-15
Parking Total: 8, Parking Lot, Paved
Built in 1982, Wood Siding, Office
County: Coweta
Resale
Electricity Available, High Speed Internet, Phone Available, Water Available, Public
Negotiable
Accessible Approach with Ramp
Building Details
Building Size
1,982 SF
Year Built
1982
Buildings
1
Listing Agency:
Chapman Hall Premier, Realtors
(408) 782-4663
Listed By:
Ming Lu
(408) 782-4663
Source:
Blackstreaminternational
Added: Aug 15
Changed: Aug 18
Last Checked: Aug 18 at 10:19AM
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 Chapman Hall Premier, Realtors
Investment Insights
Based on property information with market context.
This 1,520-square-foot office building, constructed in 1982, sits on approximately 0.53 acres along Highway 34. The current configuration includes a reception and waiting area, three private offices, a kitchen, two bathrooms, and a storage room. A crawlspace foundation provides flexibility for future interior adjustments and office separation.
The property is commercially zoned and receives exposure to approximately 30,000–50,000 vehicles daily. Its Highway 34 position provides access between the I-85 Exit 47 commercial district, with Home Depot, Walmart, Academy Sports, and Kohl's, and the Sharpsburg/Thomas Crossroads area near Exit 51 and Highway 154. Nearby medical and professional offices add established commercial context along the corridor.
The property is commercially zoned and receives exposure to approximately 30,000–50,000 vehicles daily. Its Highway 34 position provides access between the I-85 Exit 47 commercial district, with Home Depot, Walmart, Academy Sports, and Kohl's, and the Sharpsburg/Thomas Crossroads area near Exit 51 and Highway 154. Nearby medical and professional offices add established commercial context along the corridor.
Key Highlights
- Approximately 1,520 SF office building on approximately 0.53 acres
- Current layout includes reception, three private offices, kitchen, two bathrooms, and storage room
- Approximately 30,000–50,000 vehicles pass daily along Highway 34
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
$22,038
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
4.91%
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%
$440,760
$440.8K
Cap Rate 7%
$314,829
$314.8K
Cap Rate 9%
$244,867
$244.9K
Market Conditions
NOI Build-Up for 1,520 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
$41.0K $27.00/SF
− Vacancy
−$4.3K −$2.84/SF
EGI
$36.7K $24.17/SF
− OpEx
−$14.7K −$9.67/SF
NOI
$22.0K $14.50/SF
Area
Coweta 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%
$440,760
Cap Rate 7%
$314,829
Cap Rate 9%
$244,867
Alternative Uses
Best Use
Healthcare Medical
$314.8K
$275.5K – $367.3K
NOI $22,038 @ 7.0% cap · market cap 4.91%
Second Best
Office B
$290.8K
$254.4K – $339.2K
NOI $20,354 @ 7.0% cap · market cap 4.53%
Theoretical Best
Office A
$424.9K
$371.8K – $495.7K
NOI $29,743 @ 7.0% cap · market cap 6.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
399
Businesses Nearby
Explore this area
Business Placement
Demographics for 30265, GA
36,697
Population
15,331
Households
2.4
Avg Household Size
40
Median Age
40%
College-Educated
95%
High-School Grad
44.0 sq mi
ZIP Area
834
Density / Sq Mi
$104,446
Median Household Income
$55,349
Median Earnings
$1,623
Median Rent
$331,900
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 building - Commercial zoning and a reception area support professional or medical office use.
Where is this office building located?
The property is located at 2180 Highway 34 Newnan, GA.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: Approximately 1,520 SF office building on approximately 0.53 acres; Current layout includes reception, three private offices, kitchen, two bathrooms, and storage room; Approximately 30,000–50,000 vehicles pass daily along Highway 34
