Historic Office
For Sale
Contact for pricing
262 S Carroll Road, Villa Rica, GA 30180
Original wood floors and tall ceilings complement flexible residential or light commercial zoning.
Property Size1,216 SF
Price / SF$246.63
Days on Market184
Property Features for 262 S Carroll Road
General Information
Standard status
Active
Size
1,216 SF
Total Parking Spaces
2
Property subtype
Business for Sale, Office, Land
Zoning
C
Additional Details
Highway Access
Yes
Amenities
covered front porch
sunroom
enclosed back garden
gas fireplace
Building Details
Year Built
1902
Buildings
1
Listing Agency:
Ayres Realty Company
Listed By:
Rosa R Willis · License #378965
(901) 517-1976
Source:
Crexi
Added: Mar 2
Changed: Aug 30
Last Checked: Sep 2 at 2:35AM
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 Ayres Realty Company
Investment Insights
Based on property information with market context.
Built in 1902, this 1,216-square-foot property retains historic character while offering a configuration that can support office use. The expansive foyer may be adapted into a reception area, and the second bedroom provides an option for office or den space. Original heart pine flooring, 10-foot wood ceilings, crown molding, custom built-ins, and a gas fireplace contribute distinctive interior detail. The kitchen includes newer cabinetry, stainless steel appliances, and granite countertops. A primary suite features a renovated bathroom with Italian marble countertops and a glass-and-tile shower.
The property is zoned C, with residential or light commercial use identified in the listing information. Rear parking, a covered front porch, a sunroom, and a fully enclosed backyard with a 6-foot cedar privacy fence add functional exterior space. The property is one block from historic downtown Villa Rica and the Mill Amphitheater, with shopping and restaurants within walking distance. I-20 is approximately one minute away.
The property is zoned C, with residential or light commercial use identified in the listing information. Rear parking, a covered front porch, a sunroom, and a fully enclosed backyard with a 6-foot cedar privacy fence add functional exterior space. The property is one block from historic downtown Villa Rica and the Mill Amphitheater, with shopping and restaurants within walking distance. I-20 is approximately one minute away.
Key Highlights
- 1,216‑square‑foot property built in 1902
- Zoned C for residential or light commercial use
- Historic Preservation Commission plaque awarded
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
$16,284
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
5.43%
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%
$325,680
$325.7K
Cap Rate 7%
$232,629
$232.6K
Cap Rate 9%
$180,933
$180.9K
Market Conditions
NOI Build-Up for 1,216 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
$29.0K $23.87/SF
− Vacancy
−$7.3K −$6.02/SF
EGI
$21.7K $17.85/SF
− OpEx
−$5.4K −$4.46/SF
NOI
$16.3K $13.39/SF
Area
Carroll 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%
$325,680
Cap Rate 7%
$232,629
Cap Rate 9%
$180,933
Alternative Uses
Best Use
Office B
$232.6K
$203.6K – $271.4K
NOI $16,284 @ 7.0% cap · market cap 5.43%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$339.9K
$297.4K – $396.6K
NOI $23,794 @ 7.0% cap · market cap 7.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
578
Businesses Nearby
Explore this area
Business Placement
Demographics for 30180, GA
39,398
Population
15,447
Households
2.6
Avg Household Size
38
Median Age
26%
College-Educated
89%
High-School Grad
77.4 sq mi
ZIP Area
509
Density / Sq Mi
$88,269
Median Household Income
$44,076
Median Earnings
$1,464
Median Rent
$257,200
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 - Original wood floors and tall ceilings complement flexible residential or light commercial zoning.
Where is this office building located?
The property is located at 262 S Carroll Road Villa Rica, GA.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: 1,216‑square‑foot property built in 1902; Zoned C for residential or light commercial use; Historic Preservation Commission plaque awarded
