Buckhead Condo with Sweeping
For Sale
$470,000
3445 Stratford Road NE #3601, Atlanta, GA 30326
36th-floor condo with city views, balcony, and premium amenities.
Property Size1,776 SF
Price / SF$264.64
Days on Market708
Property Features for 3445 Stratford Road NE #3601
General Information
Standard status
Active
Size
1,776 SF
Property subtype
Condominium
Amenities
Security System
Ceiling Fan(s)
Separate Meters
Zoned
Central Air
Central
Electric
Forced Air
Dishwasher
Disposal
Double Oven
Dryer
Electric Cooktop
Electric Water Heater
Microwave
Refrigerator
Washer
Deck, Patio, Pool, Cable Available, Electricity Available, Phone Available, Sewer Available, Underground Utilities, Water Available, Concrete
Building Details
Building Size
1,776 SF
Year Built
2006
Listing Agency:
Call It Closed International Inc.
(407) 338-3339
Listed By:
First MLS · License #202981
(407) 338-3339
Source:
Kw
Added: Sep 24, 2024
Changed: Aug 24
Last Checked: Aug 31 at 12:52AM
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 Call It Closed International Inc.
Investment Insights
Based on property information with market context.
This property offers views of Buckhead from the 36th floor, with unobstructed southwest to northwest exposures, city lights, and mountain views. It features a walk-out covered balcony, hardwood floors, neutral paint colors, granite countertops in the kitchen and bathrooms, customized closets, and electric blinds. The floor plan includes a full-size office or optional dining room. The primary suite has a large window with city views. The laundry room includes a side-by-side washer and dryer and storage space. The property includes a private wine locker and two assigned underground parking spaces. Both HVAC units have been recently replaced. Located in the heart of Buckhead, one block off Peachtree, the property is next to the Waldorf Astoria and MARTA, providing access to the city and airport. It is within walking distance of restaurants, including NOBU, ARIA, Little Alley Steakhouse, and Maggiano's, as well as Lenox and Phipps Malls. Amenities include a tennis/pickleball court, heated saline pool, indoor and outdoor theaters, private cabanas, outdoor grilling areas, conference rooms, a coffee bar, two gyms, and 24/7 concierge services. A shortcut behind the building provides access to Lenox and I400.
Key Highlights
- Enjoy unobstructed city and mountain views from the 36th floor with a large walk‑out covered balcony.
- Prime Buckhead location:** walkable to restaurants, shopping (Lenox and Phipps Malls), and MARTA; near Waldorf Astoria.
- Extensive amenities: tennis/pickleball court, heated saline pool, indoor/outdoor theaters, gyms, 24/7 concierge, and more.
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
$19,590
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
4.17%
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%
$391,800
$391.8K
Cap Rate 7%
$279,857
$279.9K
Cap Rate 9%
$217,667
$217.7K
Market Conditions
NOI Build-Up for 1,776 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
$37.3K $21.00/SF
− Vacancy
−$1.7K −$0.95/SF
EGI
$35.6K $20.06/SF
− OpEx
−$16.0K −$9.02/SF
NOI
$19.6K $11.03/SF
Area
Atlanta, GA
Vacancy
4.50%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
45.00%
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%
$391,800
Cap Rate 7%
$279,857
Cap Rate 9%
$217,667
Alternative Uses
Best Use
Apartment 5plus
$279.9K
$244.9K – $326.5K
NOI $19,590 @ 7.0% cap · market cap 4.17%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$496.5K
$434.4K – $579.2K
NOI $34,752 @ 7.0% cap · market cap 7.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
8,508
Businesses Nearby
Explore this area
Business Placement
Demographics for 30326, GA
8,729
Population
6,332
Households
1.4
Avg Household Size
36
Median Age
77%
College-Educated
100%
High-School Grad
0.8 sq mi
ZIP Area
10,911
Density / Sq Mi
$113,611
Median Household Income
$74,218
Median Earnings
$2,012
Median Rent
$451,300
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Apartment building - 36th-floor condo with city views, balcony, and premium amenities.
Where is this apartment building located?
The property is located at 3445 Stratford Road NE #3601 Atlanta, GA.
What is the asking price?
The asking price for this property is $470,000.
What are key features of this property?
This property features: Enjoy **unobstructed city and mountain views** from the 36th floor with a large walk‑out covered balcony.; Prime Buckhead location:** walkable to restaurants, shopping (Lenox and Phipps Malls), and MARTA; near Waldorf Astoria.; Extensive amenities: tennis/pickleball court, heated saline pool, indoor/outdoor theaters, gyms, 24/7 concierge, and more.
