Renovated Office
For Sale
$237,000
2856 Johnson Ferry Road #SUITE 250, Marietta, GA 30062
Marietta, GA
Property Size1,114 SF
Price / SF$212.75
Days on Market165
Property Features for 2856 Johnson Ferry Road #SUITE 250
General Information
Property type
Commercial Sale
Property subtype
Other
Standard status
Active
Size
1,114 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 21
Changed: Aug 28
Last Checked: Sep 1 at 7:06PM
MLS# 10715939
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.
This 1,114-square-foot office condominium was built in 1996 and recently updated with new luxury vinyl plank flooring, fresh interior paint, a quartz kitchenette countertop, and a fully renovated restroom. The improvements create a polished, functional setting for an owner-user or investment property within a professional office environment.
The suite is located at 2856 Johnson Ferry Road in Marietta’s East Cobb area, within Providence Place Business Park. The property offers access to major thoroughfares along with nearby dining and retail amenities. Established neighboring businesses and a maintained business-park setting further define the surrounding commercial environment.
The suite is located at 2856 Johnson Ferry Road in Marietta’s East Cobb area, within Providence Place Business Park. The property offers access to major thoroughfares along with nearby dining and retail amenities. Established neighboring businesses and a maintained business-park setting further define the surrounding commercial environment.
Key Highlights
- 1,114 SF office condominium at 2856 Johnson Ferry Road, Suite 250
- Recently renovated with new luxury vinyl plank flooring and fresh interior paint
- Quartz kitchenette countertop and fully renovated 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
$14,918
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
6.29%
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%
$298,360
$298.4K
Cap Rate 7%
$213,114
$213.1K
Cap Rate 9%
$165,756
$165.8K
Market Conditions
NOI Build-Up for 1,114 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
$26.6K $23.87/SF
− Vacancy
−$6.7K −$6.02/SF
EGI
$19.9K $17.85/SF
− OpEx
−$5.0K −$4.46/SF
NOI
$14.9K $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%
$298,360
Cap Rate 7%
$213,114
Cap Rate 9%
$165,756
Alternative Uses
Best Use
Office B
$213.1K
$186.5K – $248.6K
NOI $14,918 @ 7.0% cap · market cap 6.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$312.8K
$273.7K – $365.0K
NOI $21,897 @ 7.0% cap · market cap 9.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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
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 units - Professional office condominium with updated finishes and a renovated restroom in an established business park setting.
Where is this office units located?
The property is located at 2856 Johnson Ferry Road #SUITE 250 Marietta, GA.
What is the asking price?
The asking price for this property is $237,000.
What are key features of this property?
This property features: 1,114 SF office condominium at 2856 Johnson Ferry Road, Suite 250; Recently renovated with new luxury vinyl plank flooring and fresh interior paint; Quartz kitchenette countertop and fully renovated restroom
