Four-Suite Office
For Sale
$830,000
Pending
2854 Johnson Ferry Road, Marietta, GA 30062
Marietta, GA
Property Size4,350 SF
Days on Market171
Property Features for 2854 Johnson Ferry Road
General Information
Property type
Commercial Sale
Property subtype
Other
Standard status
Pending
Size
4,350 SF
Building Details
Year built
1996
Listing Agency:
East Cobb Office · Berkshire Hathaway HomeServices
(770) 973-8822
Listed By:
Neda Gayle · License #369337
(615) 477-3152
Added: Mar 25
Changed: Sep 9
Last Checked: Sep 11 at 2:06AM
MLS# 10718240
Copyright © 2026 Berkshire Hathaway HomeServices Georgia Properties. 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.
Built in 1996, this 4,350-square-foot office property contains four suites within Providence Place business park. Each suite includes a reception area, two private offices, a conference room, kitchen, storage space, and a private restroom, creating a consistent configuration throughout the building. The property is fully leased and also offers potential for future owner occupancy.
The building is located at 2854 Johnson Ferry Road in Marietta’s East Cobb area, near banking, shopping, and restaurants. Its four-suite layout provides a defined office environment with shared business-park context and separately configured spaces.
The building is located at 2854 Johnson Ferry Road in Marietta’s East Cobb area, near banking, shopping, and restaurants. Its four-suite layout provides a defined office environment with shared business-park context and separately configured spaces.
Key Highlights
- 4,350‑square‑foot office building constructed in 1996
- Four suites, each with a reception area and two private offices
- Every suite includes a conference room, kitchen, storage space, and private restroom
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
$58,251
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
7.02%
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%
$1,165,020
$1.2M
Cap Rate 7%
$832,157
$832.2K
Cap Rate 9%
$647,233
$647.2K
Market Conditions
NOI Build-Up for 4,350 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
$103.8K $23.87/SF
− Vacancy
−$26.2K −$6.02/SF
EGI
$77.7K $17.85/SF
− OpEx
−$19.4K −$4.46/SF
NOI
$58.3K $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%
$1,165,020
Cap Rate 7%
$832,157
Cap Rate 9%
$647,233
Alternative Uses
Best Use
Office B
$832.2K
$728.1K – $970.9K
NOI $58,251 @ 7.0% cap · market cap 7.02%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.22M
$1.07M – $1.43M
NOI $85,504 @ 7.0% cap · market cap 10.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Office units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
466
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Fully leased office property in a business park with consistent suite layouts and private restrooms.
Where is this office building located?
The property is located at 2854 Johnson Ferry Road Marietta, GA.
What is the asking price?
The asking price for this property is $830,000.
What are key features of this property?
This property features: 4,350‑square‑foot office building constructed in 1996; Four suites, each with a reception area and two private offices; Every suite includes a conference room, kitchen, storage space, and private restroom
