Norcross Office Building with
For Sale
$3,175,000
3155 Northwoods Place, Atlanta, GA 30354
13,727 sq. ft. Office For Sale in Norcross Submarket
Property Size13,727 SF
Lot Size1.36 Acres
Price / SF$231.30
Days on Market570
Property Features for 3155 Northwoods Place
General Information
Standard status
Active
Property type
Residential offices, Other office properties, Office buildings, Mixed-use properties, Office Spaces
Size
13,727 SF
Class
C
Elevators
N/A
Lot size
1.36 Acres
Building Details
Year Built
1985
Buildings
1
Stories
1
Listing Agency:
(404) 446-1588
Listed By:
Tom
(404) 446-1588
Added: Jan 31, 2025
Changed: Mar 16
Investment Insights
Based on property information with market context.
This 13,727 square foot office building is located in Atlanta's Norcross submarket. Constructed in 1985, this Class C building is situated on a 1.36-acre lot. The property features a loading dock, a backup generator, and an abundance of HVAC capacity. It also includes dedicated lab space. The zoning designation is AA030, and the parcel ID is 6-271-026.
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
$183,819
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
5.79%
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%
$3,676,380
$3.7M
Cap Rate 7%
$2,625,986
$2.6M
Cap Rate 9%
$2,042,433
$2.0M
Market Conditions
NOI Build-Up for 13,727 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
$327.7K $23.87/SF
− Vacancy
−$82.6K −$6.02/SF
EGI
$245.1K $17.85/SF
− OpEx
−$61.3K −$4.46/SF
NOI
$183.8K $13.39/SF
Area
Atlanta, 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%
$3,676,380
Cap Rate 7%
$2,625,986
Cap Rate 9%
$2,042,433
Alternative Uses
Best Use
Office B
$2.63M
$2.30M – $3.06M
NOI $183,819 @ 7.0% cap · market cap 5.79%
Second Best
Mixed Use
$2.38M
$2.08M – $2.78M
NOI $166,783 @ 7.0% cap · market cap 5.25%
Theoretical Best
Office A
$3.84M
$3.36M – $4.48M
NOI $268,606 @ 7.0% cap · market cap 8.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
659
Businesses Nearby
Explore this area
Business Placement
Demographics for 30354, GA
16,151
Population
7,274
Households
2.2
Avg Household Size
34
Median Age
24%
College-Educated
84%
High-School Grad
10.7 sq mi
ZIP Area
1,509
Density / Sq Mi
$53,932
Median Household Income
$38,185
Median Earnings
$1,221
Median Rent
$229,600
Median Home Value
Market
Vacancy Rate% for Office in Atlanta, GA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential office - 13,727 sq. ft. Office For Sale in Norcross Submarket
Where is this residential office located?
The property is located at 3155 Northwoods Place Atlanta, GA.
What is the asking price?
The asking price for this property is $3,175,000.
