Office Building with Level
For Sale
$399,000
3041 Martha Berry Hwy NW, Rome, GA 30165
Single-owner office property with four offices, storage, and kitchenette on a level one-acre lot.
Property Size1,728 SF
Lot Size1.00 Acre
Price / SF$230.90
Days on Market96
Property Features for 3041 Martha Berry Hwy NW
General Information
Standard status
Active
Size
1,728 SF
Lot size
1.00 Acre
Additional Details
Office Units
4
Building Details
Year Built
1970
Listing Agency:
Reese and Smallwood, Inc.
Listed By:
Mary Holcomb · License #150061
(706) 234-5555
Source:
Annakintown
Added: Jun 10
Changed: Sep 8
Last Checked: Sep 13 at 12:32PM
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 Reese and Smallwood, Inc.
Investment Insights
Based on property information with market context.
This for-sale office building is configured with four private offices, two storage rooms, two bathrooms, and a kitchenette. One of the storage rooms could be used as an additional office, giving flexibility to the tenant or buyer’s layout needs. The property has been owner-occupied as a tax office for 68 years.
The building is located at 3041 Martha Berry Hwy NW in Rome, GA, on a level one-acre lot.
With its multiple office rooms and secondary storage area, the space can support additional office use or a retail establishment, depending on how the rooms are reconfigured. The seller also notes the level lot and overall site size could work for uses such as a bank branch or a quick-service restaurant, subject to applicable approvals.
The building is located at 3041 Martha Berry Hwy NW in Rome, GA, on a level one-acre lot.
With its multiple office rooms and secondary storage area, the space can support additional office use or a retail establishment, depending on how the rooms are reconfigured. The seller also notes the level lot and overall site size could work for uses such as a bank branch or a quick-service restaurant, subject to applicable approvals.
Key Highlights
- Single‑owner office property with 4 offices, 2 storage rooms, 2 bathrooms, and a kitchenette
- Storage room could potentially be used as an additional fifth office
- 1‑acre, level lot suited for office or retail uses
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
$19,029
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
4.77%
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%
$380,580
$380.6K
Cap Rate 7%
$271,843
$271.8K
Cap Rate 9%
$211,433
$211.4K
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
$27.6K $15.96/SF
− Vacancy
−$2.2K −$1.28/SF
EGI
$25.4K $14.68/SF
− OpEx
−$6.3K −$3.67/SF
NOI
$19.0K $11.01/SF
Area
Floyd County, GA
Vacancy
8.00%
Lease Rate
$15.96 /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%
$380,580
Cap Rate 7%
$271,843
Cap Rate 9%
$211,433
Alternative Uses
Best Use
Specialty Retail
$271.8K
$237.9K – $317.2K
NOI $19,029 @ 7.0% cap · market cap 4.77%
Second Best
Office B
$202.8K
$177.4K – $236.6K
NOI $14,193 @ 7.0% cap · market cap 3.56%
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
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Open Analytics
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
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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 units - Single-owner office property with four offices, storage, and kitchenette on a level one-acre lot.
Where is this office units located?
The property is located at 3041 Martha Berry Hwy 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: Single‑owner office property with 4 offices, 2 storage rooms, 2 bathrooms, and a kitchenette; Storage room could potentially be used as an additional fifth office; 1‑acre, level lot suited for office or retail uses
