Renovated Salon Suite Office
For Sale
$625,000
304 E Crossville Road, Roswell, GA 30075
Commercial Sale, Roswell, GA
Property Size2,372 SF
Lot Size0.03 Acres
Price / SF$263.49
Days on Market100
Property Features for 304 E Crossville Road
General Information
Property type
Commercial Sale
Property subtype
Office
Parking
16
Parking features
Parking Lot
Security features
Security
Lot features
Business Park, Level
Directions
Use 303 Macy Drive in your GPS.
Standard status
Active
APN
12 187004061933
Size
2,372 SF
Lot size
0.03 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
1995
Utilities
Utilities
Water Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
Energy Recovery Ventilation System
biometric suite entry systems
high-speed connectivity
automatic lighting and HVAC with remote access
24/7 interior and exterior video/audio monitoring
centralized utility stations
laundry facilities
spacious reception area
Building Details
Year built
1999
Flooring type
Hardwood
Building materials
Brick
Roof type
Composition
Listing Agency:
Keller Williams Realty Atl. Partners
(678) 341-2900
Listed By:
Brandon Pinkney · License #376225
(678) 640-3718
Added: May 15
Changed: Aug 19
Last Checked: Aug 22 at 12:06AM
MLS# 10769457
Copyright © 2026 Georgia Multiple Listing Service. 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.
Recently renovated commercial property in a private business park, configured into 17 private suites. Newly constructed interiors are supported by an Energy Recovery Ventilation System, biometric suite entry systems, and high-speed connectivity. The setup includes automatic lighting and HVAC with remote access, along with comprehensive security infrastructure featuring 24/7 interior and exterior video/audio monitoring.
Common areas include centralized utility stations, laundry facilities, a spacious reception area, and ample on-site parking with exterior surveillance. The property is located in an upscale commercial enclave with convenient access to major corridors, retail, dining, and surrounding residential communities.
The current suite layout supports a salon suite business model, while the flexible configuration and modern infrastructure can also accommodate a range of service-oriented office uses.
Common areas include centralized utility stations, laundry facilities, a spacious reception area, and ample on-site parking with exterior surveillance. The property is located in an upscale commercial enclave with convenient access to major corridors, retail, dining, and surrounding residential communities.
The current suite layout supports a salon suite business model, while the flexible configuration and modern infrastructure can also accommodate a range of service-oriented office uses.
Key Highlights
- Built in 1999 with brick construction, composition roof, hardwood flooring, central heating, and central air
- Configured into 17 private suites, originally designed for a salon suite model
- Energy Recovery Ventilation system plus automatic lighting and HVAC with remote access
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
$31,764
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
5.08%
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%
$635,280
$635.3K
Cap Rate 7%
$453,771
$453.8K
Cap Rate 9%
$352,933
$352.9K
Market Conditions
NOI Build-Up for 2,372 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
$56.6K $23.87/SF
− Vacancy
−$14.3K −$6.02/SF
EGI
$42.4K $17.85/SF
− OpEx
−$10.6K −$4.46/SF
NOI
$31.8K $13.39/SF
Area
Fulton 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%
$635,280
Cap Rate 7%
$453,771
Cap Rate 9%
$352,933
Alternative Uses
Best Use
Office B
$453.8K
$397.1K – $529.4K
NOI $31,764 @ 7.0% cap · market cap 5.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$663.1K
$580.2K – $773.6K
NOI $46,415 @ 7.0% cap · market cap 7.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
17
Office units
Location Intelligence
Trade Area within ½ mile
1,696
Businesses Nearby
Explore this area
Business Placement
Demographics for 30075, GA
56,161
Population
22,190
Households
2.5
Avg Household Size
43
Median Age
70%
College-Educated
98%
High-School Grad
29.7 sq mi
ZIP Area
1,891
Density / Sq Mi
$153,743
Median Household Income
$76,630
Median Earnings
$1,790
Median Rent
$575,200
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 units - Renovated office building configured into 17 private suites with biometric entry, remote HVAC, and comprehensive security monitoring.
Where is this office units located?
The property is located at 304 E Crossville Road Roswell, GA.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: Built in 1999 with brick construction, composition roof, hardwood flooring, central heating, and central air; Configured into 17 private suites, originally designed for a salon suite model; Energy Recovery Ventilation system plus automatic lighting and HVAC with remote access
