Office/Warehouse Flex
For Sale
$562,000
Pending
2270 Pendley Road, Cumming, GA 30041
COMMERCIAL - Cumming, GA
Property Size2,809 SF
Days on Market52
Property Features for 2270 Pendley Road
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Parking Lot
Lot features
Industrial Park
Directions
Use GPS
Standard status
Pending
APN
131 237
Size
2,809 SF
Taxes and HOA fees
Tax Year
25
Tax Annual Amount
2016
Utilities
Utilities
Natural Gas Available
Sewer type
Public Sewer
Heating system
Forced Air, Electric (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
2003
Building materials
Brick
Listing Agency:
Norton Commercial Acreage Group
(770) 297-4800
Listed By:
Jason Mamrick
(404) 268-0280
Added: Jun 26
Changed: Aug 7
Last Checked: Aug 16 at 4:06AM
MLS# 10794986
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 2,809 SF office/warehouse flex condo combines finished office space with rear warehouse and workshop area. Approximately 600 SF is dedicated to offices, including a private office, an interior hallway, and a restroom, with new luxury vinyl plank flooring planned for installation. The remaining approximately 2,209 SF is climate-controlled and set up for warehouse and workshop use, featuring a 14' clear height, drive-in access, roll-up doors, and a sealed concrete floor.
The property is located in Pendley Industrial Park just off Industrial Park Blvd, providing easy access to GA 400 and the retail corridor along Bethelview Road.
The layout supports light industrial operations that benefit from dedicated office space alongside a functional, climate-controlled warehouse/workshop area.
The property is located in Pendley Industrial Park just off Industrial Park Blvd, providing easy access to GA 400 and the retail corridor along Bethelview Road.
The layout supports light industrial operations that benefit from dedicated office space alongside a functional, climate-controlled warehouse/workshop area.
Key Highlights
- 2,809 SF office/warehouse flex condo in Pendley Industrial Park (year built 2003)
- ~600 SF finished office: private office, interior hallway, restroom; new luxury vinyl plank flooring to be installed
- ~2,209 SF climate‑controlled warehouse/workshop with 14' clear height and sealed concrete floor
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
$37,616
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
6.69%
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%
$752,320
$752.3K
Cap Rate 7%
$537,371
$537.4K
Cap Rate 9%
$417,956
$418.0K
Market Conditions
NOI Build-Up for 2,809 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
$67.1K $23.87/SF
− Vacancy
−$16.9K −$6.02/SF
EGI
$50.2K $17.85/SF
− OpEx
−$12.5K −$4.46/SF
NOI
$37.6K $13.39/SF
Area
Forsyth 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%
$752,320
Cap Rate 7%
$537,371
Cap Rate 9%
$417,956
Alternative Uses
Best Use
Office B
$537.4K
$470.2K – $626.9K
NOI $37,616 @ 7.0% cap · market cap 6.69%
Second Best
Warehouse
$294.6K
$257.8K – $343.7K
NOI $20,620 @ 7.0% cap · market cap 3.67%
Theoretical Best
Office A
$785.2K
$687.1K – $916.1K
NOI $54,966 @ 7.0% cap · market cap 9.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
14 ft
Clear height
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
312
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 30041, GA
72,489
Population
27,027
Households
2.7
Avg Household Size
40
Median Age
60%
College-Educated
95%
High-School Grad
59.7 sq mi
ZIP Area
1,214
Density / Sq Mi
$141,825
Median Household Income
$69,096
Median Earnings
$1,862
Median Rent
$522,900
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?
Flex space - Flex condo with approximately 600 SF finished offices and a 14' clear, climate-controlled rear warehouse/workshop.
Where is this flex space located?
The property is located at 2270 Pendley Road Cumming, GA.
What is the asking price?
The asking price for this property is $562,000.
What are key features of this property?
This property features: 2,809 SF office/warehouse flex condo in Pendley Industrial Park (year built 2003); ~600 SF finished office: private office, interior hallway, restroom; new luxury vinyl plank flooring to be installed; ~2,209 SF climate‑controlled warehouse/workshop with 14' clear height and sealed concrete floor
