Marietta Office Condo For
For Sale
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2255 Sewell Mill Rd, Marietta, GA 30062
Two-story office condo in Marietta, suitable for professional or medical use.
Property Size2,860 SF
Price / SF$208.04
Days on Market984
Property Features for 2255 Sewell Mill Rd
General Information
Standard status
Active
Size
2,860 SF
Class
B
Property subtype
Office
Zoning
C2
Investment Type
Owner/User
Building Details
Buildings
1
Stories
2
Units
1
Listing Agency:
Oakhurst Realty Partners LLC
(404) 371-4422
Listed By:
Steve Wohl
Source:
Crexi
Added: Dec 11, 2023
Changed: Aug 10
Last Checked: Aug 20 at 8:46AM
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 Oakhurst Realty Partners LLC
Investment Insights
Based on property information with market context.
The property at 2255 Sewell Mill Road is a 2,860 square foot, two-story office condominium. The space is suitable for a professional office user and convertible for light medical users. The condo features a reception area, 9 private offices, a conference room, 2 restrooms, a kitchenette on each floor, and storage areas. The property is located at the corner of Highway 120 (Upper Roswell Road) and Sewell Mill Road in Marietta.
Key Highlights
- Convenient location at the corner of Highway 120 (Upper Roswell Road) and Sewell Mill Road in Marietta.
- Turn‑key ready for professional office use.
- Easy conversion potential for light medical users.
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
$38,298
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
6.44%
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%
$765,960
$766.0K
Cap Rate 7%
$547,114
$547.1K
Cap Rate 9%
$425,533
$425.5K
Market Conditions
NOI Build-Up for 2,860 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
$68.3K $23.87/SF
− Vacancy
−$17.2K −$6.02/SF
EGI
$51.1K $17.85/SF
− OpEx
−$12.8K −$4.46/SF
NOI
$38.3K $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%
$765,960
Cap Rate 7%
$547,114
Cap Rate 9%
$425,533
Alternative Uses
Best Use
Office B
$547.1K
$478.7K – $638.3K
NOI $38,298 @ 7.0% cap · market cap 6.44%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$803.1K
$702.7K – $936.9K
NOI $56,216 @ 7.0% cap · market cap 9.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
837
Businesses Nearby
Explore this area
Business Placement
Demographics for 30062, GA
66,889
Population
24,178
Households
2.8
Avg Household Size
41
Median Age
60%
College-Educated
96%
High-School Grad
25.9 sq mi
ZIP Area
2,583
Density / Sq Mi
$128,981
Median Household Income
$61,882
Median Earnings
$1,761
Median Rent
$456,500
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 units - Two-story office condo in Marietta, suitable for professional or medical use.
Where is this office units located?
The property is located at 2255 Sewell Mill Rd Marietta, GA.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: Convenient location at the corner of Highway 120 (Upper Roswell Road) and Sewell Mill Road in Marietta.; Turn‑key ready for professional office use.; Easy conversion potential for light medical users.
