C1-Zoned Office
For Sale
$500,000
3136 Langley Road, Loganville, GA 30052
Commercial Sale, Loganville, GA
Property Size2,208 SF
Lot Size1.88 Acres
Price / SF$226.45
Days on Market158
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, Carpet, Laminate
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: Sep 14
Last Checked: Oct 4 at 9:06PM
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-class commercial property includes a 2,208-square-foot structure on approximately 1.877 acres. Built in 1972, the building has wood siding, laminate, vinyl, and carpet flooring, along with central heating, central air, and wall-unit cooling. Interior areas include private rooms and shared spaces, providing a layout suited to adaptive occupancy. A portion of the main structure retains vaulted wood-beam ceilings, while other sections have suspended ceilings from a previous configuration.
The property is located at 3136 Langley Road in Loganville, Georgia, within an area experiencing residential construction that includes single-family and townhome developments. C1 zoning is identified for the site. Public water and a septic tank serve the property, with cable available. The roof is composition material, and the building’s existing configuration supports consideration of professional office, childcare, wellness, tutoring, therapy, fitness, personal care, or other community-oriented commercial applications stated for the property.
The property is located at 3136 Langley Road in Loganville, Georgia, within an area experiencing residential construction that includes single-family and townhome developments. C1 zoning is identified for the site. Public water and a septic tank serve the property, with cable available. The roof is composition material, and the building’s existing configuration supports consideration of professional office, childcare, wellness, tutoring, therapy, fitness, personal care, or other community-oriented commercial applications stated for the property.
Key Highlights
- 2,208‑square‑foot office‑class building on approximately 1.877 acres
- C1‑zoned commercial property at 3136 Langley Road, Loganville, GA 30052
- Built in 1972 with wood siding and a composition roof
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
5.91%
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 5.91%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$620.0K
$542.5K – $723.3K
NOI $43,400 @ 7.0% cap · market cap 8.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Wood-sided commercial property with adaptable interior areas, public water service, and established neighborhood development nearby.
Where is this office building located?
The property is located at 3136 Langley Road Loganville, GA.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: 2,208‑square‑foot office‑class building on approximately 1.877 acres; C1‑zoned commercial property at 3136 Langley Road, Loganville, GA 30052; Built in 1972 with wood siding and a composition roof
