Buckhead Condo with Renovated
For Sale
$244,000
25206 Plantation Drive #25206, Atlanta, GA 30324
Renovated condo in gated Buckhead community with many amenities.
Property Size1,318 SF
Price / SF$185.13
Days on Market378
Property Features for 25206 Plantation Drive #25206
General Information
Standard status
Active
Size
1,318 SF
Property subtype
Condominium
Amenities
Natural Gas
Central Air
Central
Forced Air
Electric
Dishwasher
Disposal
Dryer
Electric Range
Microwave
Refrigerator
Self Cleaning Oven
Washer
Deck, Patio, Porch, Cable Available, Electricity Available, Natural Gas Available, Phone Available, Sewer Available, Underground Utilities, Water Available, Composition
Building Details
Building Size
1,318 SF
Year Built
1983
Listing Agency:
Pinnacle Realty Advisors
(404) 798-3711
Listed By:
Maggie Brake · License #150617
(404) 798-3711
Source:
Kw
Added: Aug 2, 2025
Changed: Aug 8
Last Checked: Aug 13 at 5:00PM
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 Pinnacle Realty Advisors
Investment Insights
Based on property information with market context.
Located in the heart of Buckhead, this renovated condo is situated within a gated community spanning 35 acres. The property features a floorplan with wood floors in the main area, columns that define the dining room, great room, and sunroom. The kitchen is equipped with stainless steel appliances and granite countertops. Both bedrooms offer closet space and private baths. A separate laundry room provides additional storage. The community includes water features and a creek. Residents have access to amenities such as a pool, a clubhouse with a catering kitchen, and a fitness center with a library. The property includes deeded, covered parking with two spaces. The community is monitored by a gate attendant.
Key Highlights
- Located in a gated community on 35 acres in Buckhead with water features and a creek.
- Renovated condo with WOOD FLOORS, GRANITE COUNTERTOPS, and STAINLESS STEEL APPLIANCES.
- Large roommate floorplan with PRIVATE BATHS for both bedrooms.
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
$14,538
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
5.96%
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%
$290,760
$290.8K
Cap Rate 7%
$207,686
$207.7K
Cap Rate 9%
$161,533
$161.5K
Market Conditions
NOI Build-Up for 1,318 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
$27.7K $21.00/SF
− Vacancy
−$1.2K −$0.95/SF
EGI
$26.4K $20.06/SF
− OpEx
−$11.9K −$9.02/SF
NOI
$14.5K $11.03/SF
Area
Atlanta, GA
Vacancy
4.50%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
45.00%
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%
$290,760
Cap Rate 7%
$207,686
Cap Rate 9%
$161,533
Alternative Uses
Best Use
Apartment 5plus
$207.7K
$181.7K – $242.3K
NOI $14,538 @ 7.0% cap · market cap 5.96%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$368.4K
$322.4K – $429.8K
NOI $25,790 @ 7.0% cap · market cap 10.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
992
Businesses Nearby
Explore this area
Business Placement
Demographics for 30324, GA
30,942
Population
18,232
Households
1.7
Avg Household Size
34
Median Age
75%
College-Educated
98%
High-School Grad
5.3 sq mi
ZIP Area
5,838
Density / Sq Mi
$93,815
Median Household Income
$70,026
Median Earnings
$1,759
Median Rent
$505,300
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Renovated condo in gated Buckhead community with many amenities.
Where is this apartment building located?
The property is located at 25206 Plantation Drive #25206 Atlanta, GA.
What is the asking price?
The asking price for this property is $244,000.
What are key features of this property?
This property features: Located in a gated community on 35 acres in Buckhead with water features and a creek.; Renovated condo with WOOD FLOORS, GRANITE COUNTERTOPS, and STAINLESS STEEL APPLIANCES.; Large roommate floorplan with PRIVATE BATHS for both bedrooms.
