Office Building with Level
For Sale
$399,000
3041 Martha Berry Highway NW, Rome, GA 30165
COMMERCIAL - Rome, GA
Property Size1,728 SF
Lot Size1.00 Acre
Price / SF$230.90
Days on Market99
Property Features for 3041 Martha Berry Highway NW
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Parking Lot
Lot features
Level
Directions
HIGHWAY 27 NORTH, PAST MOUNT BERRY MALL. BUILDING ON THE LEFT.
Standard status
Active
APN
J12X 089
Size
1,728 SF
Lot size
1.00 Acre
Taxes and HOA fees
Tax Year
24
Tax Annual Amount
4398
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Natural Gas, Central
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
1970
Building materials
Wood Siding
Listing Agency:
Reese and Smallwood, Inc.
(706) 234-5555
Listed By:
Mary Holcomb · License #150061
(706) 346-8879
Added: May 2
Changed: Aug 4
Last Checked: Aug 8 at 12:06PM
MLS# 10756287
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.
This office building includes four offices, two storage rooms (with one storage room that could serve as a fifth office), two bathrooms, and a kitchenette. The property sits on a one-acre, level lot and features wood siding, central natural gas heating, and central air conditioning with electric cooling. Parking is available in an on-site parking lot, with cable available and public water and public sewer.
Built in 1970, the building offers a straightforward layout for additional office use or for conversion to retail uses, supported by the property’s level lot configuration.
With its existing office layout and flexible storage-room space, the building can support tenants seeking dedicated office areas while still allowing adaptable interior use within the same footprint.
Built in 1970, the building offers a straightforward layout for additional office use or for conversion to retail uses, supported by the property’s level lot configuration.
With its existing office layout and flexible storage-room space, the building can support tenants seeking dedicated office areas while still allowing adaptable interior use within the same footprint.
Key Highlights
- Four offices plus two storage rooms, one suitable for a fifth office
- Two bathrooms and a kitchenette
- One‑acre, level lot
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
$14,193
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
3.56%
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%
$283,860
$283.9K
Cap Rate 7%
$202,757
$202.8K
Cap Rate 9%
$157,700
$157.7K
Market Conditions
NOI Build-Up for 1,728 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
$24.3K $14.04/SF
− Vacancy
−$5.3K −$3.09/SF
EGI
$18.9K $10.95/SF
− OpEx
−$4.7K −$2.74/SF
NOI
$14.2K $8.21/SF
Area
Floyd County, GA
Vacancy
22.00%
Lease Rate
$14.04 /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%
$283,860
Cap Rate 7%
$202,757
Cap Rate 9%
$157,700
Alternative Uses
Best Use
Office B
$202.8K
$177.4K – $236.6K
NOI $14,193 @ 7.0% cap · market cap 3.56%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$286.3K
$250.5K – $334.1K
NOI $20,043 @ 7.0% cap · market cap 5.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Office units
Location Intelligence
Trade Area within ½ mile
162
Businesses Nearby
Explore this area
Business Placement
Demographics for 30165, GA
41,943
Population
17,159
Households
2.4
Avg Household Size
36
Median Age
26%
College-Educated
83%
High-School Grad
167.0 sq mi
ZIP Area
251
Density / Sq Mi
$63,915
Median Household Income
$35,637
Median Earnings
$949
Median Rent
$209,500
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 - Office building featuring four offices, storage rooms, a kitchenette, and central utilities on a level commercial lot.
Where is this office units located?
The property is located at 3041 Martha Berry Highway NW Rome, GA.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Four offices plus two storage rooms, one suitable for a fifth office; Two bathrooms and a kitchenette; One‑acre, level lot
