Office Units with Adaptive
For Sale
$650,000
3136 Langley Road, Loganville, GA 30052
Commercial Sale, Loganville, GA
Property Size2,208 SF
Lot Size1.88 Acres
Price / SF$294.38
Days on Market113
Property Features for 3136 Langley Road
General Information
Property type
Commercial Sale
Property subtype
Office
Lot features
Interior Lot
Directions
From Monroe: Take US-78W, turn right onto Langley Road, travel 0.4miles and property is on the right. From Snellville: Take US-78E, turn left onto Langley Road, travel 0.4miles and property is on the right. From Grayson: Take GA-20 to Cooper Road, travel 0.9 miles, turn left onto Langley Road, travel 0.9 miles and property on the left. (GPS Friendly - Sign on Property)
Standard status
Active
APN
R5125 015
Size
2,208 SF
Lot size
1.88 Acres
Taxes and HOA fees
Tax Year
25
Tax Annual Amount
4637
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air, Wall Unit(s)
Water source
Public
Building Details
Year built
1972
Flooring type
Vinyl, Laminate, Carpet
Building materials
Wood Siding
Roof type
Composition
Additional Structures
Workshop
Listing Agency:
Keller Williams Greater Athens · Keller Williams Realty
(706) 316-2900
Listed By:
Heather Guinn · License #389763
(706) 318-5049
Added: Apr 30
Changed: Aug 19
Last Checked: Aug 20 at 1:06PM
MLS# 10766573
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 property at 3136 Langley Road includes a 2,208-square-foot structure on 1.877 acres. The interior combines private rooms with shared areas, supporting an adaptable configuration for office or other community-oriented commercial use. A section of the building has vaulted wood-beam ceilings, while other areas feature suspended ceilings. Construction includes wood siding, with laminate, carpet, and vinyl flooring throughout the structure.
The property is in Loganville, Georgia, within Gwinnett County, and is surrounded by ongoing residential expansion that includes single-family and townhome development. C1 zoning is in place. Building systems include central heating, central air, and wall unit cooling. Public water serves the property, with a septic tank for sewer service; cable is available. The building was constructed in 1972 and has a composition roof.
The property is in Loganville, Georgia, within Gwinnett County, and is surrounded by ongoing residential expansion that includes single-family and townhome development. C1 zoning is in place. Building systems include central heating, central air, and wall unit cooling. Public water serves the property, with a septic tank for sewer service; cable is available. The building was constructed in 1972 and has a composition roof.
Key Highlights
- C1‑zoned office property on 1.877 acres
- 2,208‑square‑foot existing structure with private and shared areas
- Vaulted wood‑beam ceilings in a portion of the building
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 units - C1-zoned office property with shared and private areas, vaulted ceilings, and proximity to ongoing residential development.
Where is this office units located?
The property is located at 3136 Langley Road 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 office property on 1.877 acres; 2,208‑square‑foot existing structure with private and shared areas; Vaulted wood‑beam ceilings in a portion of the building
