C1-Zoned Commercial Property
For Sale
$650,000
3136 Langley Rd, Loganville, GA 30052
C1-zoned property with adaptable interior layout and period features for service, care, and community-oriented uses.
Property Size2,208 SF
Lot Size1.88 Acres
Price / SF$294.38
Days on Market115
Property Features for 3136 Langley Rd
General Information
Standard status
Active
Size
2,208 SF
Lot size
1.88 Acres
Zoning
C1
Taxes and HOA fees
Annual Taxes
$4,637
Listing Agency:
Keller Williams Greater Athens
(706) 318-5049
Listed By:
Heather Guinn · License #389763
(706) 318-5049
Source:
Exprealty
Added: Apr 30
Changed: Aug 21
Last Checked: Aug 22 at 11:53AM
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 Keller Williams Greater Athens
Investment Insights
Based on property information with market context.
This for-sale C1-zoned commercial property at 3136 Langley Rd in Loganville, GA offers a flexible interior layout shaped by its prior use. The main structure includes a mix of private areas and common spaces, supporting shared or adaptive configurations depending on the next operator’s needs. A portion of the building features vaulted wood beam ceilings that reflect the original architectural character, while other areas include suspended or drop ceilings installed during previous use.
The property is described as located within a corridor experiencing ongoing residential growth, surrounded by nearby single-family and townhome development. The setting supports neighborhood-focused commercial concepts that serve local residents.
Given the existing layout and its service-based history, the property is positioned for a range of adaptive uses such as childcare, professional offices, wellness services, tutoring or learning centers, therapy or fitness-related operations, and personal care services. It may also work for boutique community spaces or other neighborhood-oriented commercial applications that benefit from a combination of private rooms and shared areas. The building’s current configuration is intended to provide practical groundwork for a range of next-step improvements and programming.
The property is described as located within a corridor experiencing ongoing residential growth, surrounded by nearby single-family and townhome development. The setting supports neighborhood-focused commercial concepts that serve local residents.
Given the existing layout and its service-based history, the property is positioned for a range of adaptive uses such as childcare, professional offices, wellness services, tutoring or learning centers, therapy or fitness-related operations, and personal care services. It may also work for boutique community spaces or other neighborhood-oriented commercial applications that benefit from a combination of private rooms and shared areas. The building’s current configuration is intended to provide practical groundwork for a range of next-step improvements and programming.
Key Highlights
- C1‑zoned commercial property offering approximately 1.877 acres in a growing corridor
- Adaptive interior layout with configuration suited for shared or adaptive use, including private areas and common spaces
- Period interior features include a portion of the main structure with vaulted wood beam ceilings
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
$29,567
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
4.55%
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%
$591,340
$591.3K
Cap Rate 7%
$422,386
$422.4K
Cap Rate 9%
$328,522
$328.5K
Market Conditions
NOI Build-Up for 2,208 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
$52.7K $23.87/SF
− Vacancy
−$13.3K −$6.02/SF
EGI
$39.4K $17.85/SF
− OpEx
−$9.9K −$4.46/SF
NOI
$29.6K $13.39/SF
Area
Walton 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%
$591,340
Cap Rate 7%
$422,386
Cap Rate 9%
$328,522
Alternative Uses
Best Use
Office B
$422.4K
$369.6K – $492.8K
NOI $29,567 @ 7.0% cap · market cap 4.55%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$620.0K
$542.5K – $723.3K
NOI $43,400 @ 7.0% cap · market cap 6.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
217
Businesses Nearby
Explore this area
Business Placement
Demographics for 30052, GA
74,442
Population
26,768
Households
2.8
Avg Household Size
37
Median Age
31%
College-Educated
91%
High-School Grad
88.9 sq mi
ZIP Area
837
Density / Sq Mi
$90,567
Median Household Income
$43,034
Median Earnings
$1,749
Median Rent
$325,200
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 building - C1-zoned property with adaptable interior layout and period features for service, care, and community-oriented uses.
Where is this office building located?
The property is located at 3136 Langley Rd Loganville, GA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: C1‑zoned commercial property offering approximately 1.877 acres in a growing corridor; Adaptive interior layout with configuration suited for shared or adaptive use, including private areas and common spaces; Period interior features include a portion of the main structure with vaulted wood beam ceilings
