Office Portfolio with Four
For Sale
Contact for pricing
300 Racetrack Road, McDonough, GA 30252
Four-office portfolio near major medical and retail services, suitable for professional and medical office tenants.
Property Size29,328 SF
Price / SF$153.44
Days on Market104
Property Features for 300 Racetrack Road
General Information
Standard status
Active
Size
29,328 SF
Property subtype
Office
Occupancy
90%
Lease Type
Modified Gross
Investment Type
Stabilized
Net Operating Income
$385,692
Additional Details
Highway Access
Yes
Building Details
Year Built
2006
Buildings
4
Tenancy
Multi
Listing Agency:
Franks & White LLC
Listed By:
Logan Franks · License #410103
(770) 447-5959
Source:
Crexi
Added: Jun 9
Changed: Sep 15
Last Checked: Sep 20 at 6:32AM
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 Franks & White LLC
Investment Insights
Based on property information with market context.
The Racetrack Road Office Portfolio consists of four professional office buildings located at 300, 360, 370, and 390 Racetrack Road in McDonough, Georgia. The offering is presented as a portfolio acquisition for buyers seeking a multi-building structure with office and medical office applicability.
The properties are positioned within an established professional office corridor and are described as being near Piedmont Henry Hospital, Downtown McDonough, and surrounding retail amenities. The location also provides access to Interstate 75 and the greater Metro Atlanta region, supporting convenience for both tenants and visitors.
For tenants and operators, the multi-building configuration can support a range of professional office needs, including medical office use, within a concentrated portfolio setting. For buyers, acquiring four office buildings together may help streamline asset management compared with purchasing stand-alone properties. This portfolio presentation can also appeal to those looking to own a small collection of office assets in a suburban market with proximity to healthcare services and local retail.
The properties are positioned within an established professional office corridor and are described as being near Piedmont Henry Hospital, Downtown McDonough, and surrounding retail amenities. The location also provides access to Interstate 75 and the greater Metro Atlanta region, supporting convenience for both tenants and visitors.
For tenants and operators, the multi-building configuration can support a range of professional office needs, including medical office use, within a concentrated portfolio setting. For buyers, acquiring four office buildings together may help streamline asset management compared with purchasing stand-alone properties. This portfolio presentation can also appeal to those looking to own a small collection of office assets in a suburban market with proximity to healthcare services and local retail.
Key Highlights
- Four‑office portfolio at 300, 360, 370, and 390 Racetrack Road in McDonough, GA
- Year built: 2006
- Located near Piedmont Henry Hospital and Downtown McDonough
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
$392,733
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
8.73%
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%
$7,854,660
$7.9M
Cap Rate 7%
$5,610,471
$5.6M
Cap Rate 9%
$4,363,700
$4.4M
Market Conditions
NOI Build-Up for 29,328 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
$700.1K $23.87/SF
− Vacancy
−$176.4K −$6.02/SF
EGI
$523.6K $17.85/SF
− OpEx
−$130.9K −$4.46/SF
NOI
$392.7K $13.39/SF
Area
Henry 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%
$7,854,660
Cap Rate 7%
$5,610,471
Cap Rate 9%
$4,363,700
Alternative Uses
Best Use
Healthcare Medical
$6.07M
$5.32M – $7.09M
NOI $425,227 @ 7.0% cap · market cap 9.45%
Second Best
Office B
$5.61M
$4.91M – $6.55M
NOI $392,733 @ 7.0% cap · market cap 8.73%
Theoretical Best
Office A
$8.20M
$7.17M – $9.56M
NOI $573,881 @ 7.0% cap · market cap 12.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
404
Businesses Nearby
Explore this area
Business Placement
Demographics for 30252, GA
49,702
Population
16,400
Households
3
Avg Household Size
38
Median Age
30%
College-Educated
95%
High-School Grad
94.1 sq mi
ZIP Area
528
Density / Sq Mi
$97,339
Median Household Income
$48,850
Median Earnings
$1,819
Median Rent
$326,900
Median Home Value
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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 - Four-office portfolio near major medical and retail services, suitable for professional and medical office tenants.
Where is this office building located?
The property is located at 300 Racetrack Road McDonough, GA.
What is the asking price?
The asking price for this property is $4,500,000.
What are key features of this property?
This property features: Four‑office portfolio at 300, 360, 370, and 390 Racetrack Road in McDonough, GA; Year built: 2006; Located near Piedmont Henry Hospital and Downtown McDonough
