Leased Flex Space with
For Sale
Contact for pricing
2853 Lower Union Hill Rd, Canton, GA 30115
GC-zoned commercial building combines office, reception, and warehouse areas with an existing veterinary lease.
Property Size7,318 SF
Lot Size0.55 Acres
Price / SF$204.97
Days on Market176
Property Features for 2853 Lower Union Hill Rd
General Information
Standard status
Active
Size
7,318 SF
Class
B
Total Parking Spaces
10
Lot size
0.55 Acres
Property subtype
Hospitality, Mixed Use, Office, Retail
Zoning
GC
Lease Type
Modified Gross
Building Details
Year Renovated
2000
Buildings
1
Stories
1
Tenancy
Single
Building Size
7,318 SF
Owner Occupied
No
Listing Agency:
Berkshire Hathaway HomeServices Georgia Properties
Listed By:
Tracy Buchner · License #423721
Source:
Crexi
Added: Mar 9
Changed: Aug 30
Last Checked: Aug 30 at 7:36PM
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 Berkshire Hathaway HomeServices Georgia Properties
Investment Insights
Based on property information with market context.
This 7,318-square-foot flex building occupies 0.55 acre and includes offices, a reception area, and warehouse space. The property is zoned GC and includes 10 parking spaces, providing a combination of administrative and storage-oriented areas within one commercial building.
An established veterinary practice occupies the property under a 10-year lease with 6.5 years remaining. The sale includes the real estate and building; the operating business is excluded. The property is positioned at the intersection of Lower Union Hill Road and Sugar Pike Road, a couple of miles from the Alpharetta and Milton line.
An established veterinary practice occupies the property under a 10-year lease with 6.5 years remaining. The sale includes the real estate and building; the operating business is excluded. The property is positioned at the intersection of Lower Union Hill Road and Sugar Pike Road, a couple of miles from the Alpharetta and Milton line.
Key Highlights
- 7,318 SF flex building on 0.55 acre
- GC zoning supports the commercial property classification
- Veterinary practice lease has 6.5 years remaining on a 10‑year term
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
$97,996
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
6.53%
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%
$1,959,920
$2.0M
Cap Rate 7%
$1,399,943
$1.4M
Cap Rate 9%
$1,088,844
$1.1M
Market Conditions
NOI Build-Up for 7,318 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
$174.7K $23.87/SF
− Vacancy
−$44.0K −$6.02/SF
EGI
$130.7K $17.85/SF
− OpEx
−$32.7K −$4.46/SF
NOI
$98.0K $13.39/SF
Area
Cherokee 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%
$1,959,920
Cap Rate 7%
$1,399,943
Cap Rate 9%
$1,088,844
Alternative Uses
Best Use
Office B
$1.40M
$1.22M – $1.63M
NOI $97,996 @ 7.0% cap · market cap 6.53%
Second Best
Warehouse
$767.4K
$671.5K – $895.3K
NOI $53,720 @ 7.0% cap · market cap 3.58%
Theoretical Best
Office A
$2.05M
$1.80M – $2.40M
NOI $143,843 @ 7.0% cap · market cap 9.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
55
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 30115, GA
49,804
Population
19,016
Households
2.6
Avg Household Size
40
Median Age
38%
College-Educated
93%
High-School Grad
73.2 sq mi
ZIP Area
680
Density / Sq Mi
$113,346
Median Household Income
$49,893
Median Earnings
$1,739
Median Rent
$439,600
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - GC-zoned commercial building combines office, reception, and warehouse areas with an existing veterinary lease.
Where is this flex space located?
The property is located at 2853 Lower Union Hill Rd Canton, GA.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: 7,318 SF flex building on 0.55 acre; GC zoning supports the commercial property classification; Veterinary practice lease has 6.5 years remaining on a 10‑year term
