Office Building with Reception
For Sale
$449,000
2180 Highway 34, Newnan, GA 30265
Commercial Sale, Newnan, GA
Property Size1,520 SF
Lot Size0.53 Acres
Price / SF$295.39
Days on Market51
Property Features for 2180 Highway 34
General Information
Property type
Commercial Sale
Property subtype
Office
Parking
8
Parking features
Parking Lot
Accessibility
Accessible Approach with Ramp
Lot features
Level
Directions
From Peachtree City, take Hwy 54 W towards Newnan. Stay on 54 to Hwy 34. Property is on the RIGHT, look for sign.
Standard status
Active
APN
109A 055
Size
1,520 SF
Lot size
0.53 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2853
Utilities
Utilities
Water Available
Heating system
Forced Air
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
1982
Flooring type
Carpet, Vinyl, Tile
Building materials
Wood Siding
Roof type
Composition
Listing Agency:
Chapman Hall Premier, Realtors
(770) 454-7840
Listed By:
Ming Lu · License #353926
(408) 782-4663
Added: Aug 15
Changed: Sep 12
Last Checked: Oct 4 at 2:06AM
MLS# 10826836
Copyright © 2026 Georgia Multiple Listing Service. 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.
This approximately 1,520-square-foot office building was constructed in 1982 and includes a reception and waiting area, three private offices, a kitchen, two bathrooms, and a storage room. Carpet, tile, and vinyl flooring are installed, with forced-air heat, central electric air conditioning, a composition roof, wood siding, and a crawlspace foundation. The site also includes a parking lot and an accessible approach with ramp.
The property occupies approximately 0.53 acres along Highway 34 at 2180 Highway 34, Newnan, Georgia 30265. Reported daily vehicle volume is approximately 30,000-50,000 vehicles, providing direct corridor exposure. Public water is available, and water service is identified as public.
Commercial zoning and the existing interior arrangement support continued professional office use, with the current layout also identified for medical office applications. The property is positioned between the I-85 Exit 47 commercial district and the Sharpsburg/Thomas Crossroads area near Exit 51 and Highway 154, with Home Depot, Walmart, Academy Sports, and Kohl's identified in the surrounding commercial context.
The property occupies approximately 0.53 acres along Highway 34 at 2180 Highway 34, Newnan, Georgia 30265. Reported daily vehicle volume is approximately 30,000-50,000 vehicles, providing direct corridor exposure. Public water is available, and water service is identified as public.
Commercial zoning and the existing interior arrangement support continued professional office use, with the current layout also identified for medical office applications. The property is positioned between the I-85 Exit 47 commercial district and the Sharpsburg/Thomas Crossroads area near Exit 51 and Highway 154, with Home Depot, Walmart, Academy Sports, and Kohl's identified in the surrounding commercial context.
Key Highlights
- Approximately 1,520 SF office building with reception area, three private offices, kitchen, two bathrooms, and storage
- Approximately 0.53 acres along Highway 34 in Newnan, GA
- Approximately 30,000‑50,000 vehicles passing daily
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
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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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Commercially zoned property with private offices, a kitchen, storage, and two bathrooms.
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 with reception area, three private offices, kitchen, two bathrooms, and storage; Approximately 0.53 acres along Highway 34 in Newnan, GA; Approximately 30,000‑50,000 vehicles passing daily
