Freestanding Two-Story Office
For Sale
Contact for pricing
3461 Atlanta Hwy, Flowery Branch, GA 30542
Brick office property near I-985 with C-2 zoning and adjacency to Robson Crossing.
Property Size12,000 SF
Price / SF$216.67
Days on Market137
Property Features for 3461 Atlanta Hwy
General Information
Standard status
Active
Size
12,000 SF
Total Parking Spaces
53
Property subtype
Office
Zoning
C-2
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1999
Year Renovated
2015
Buildings
1
Stories
2
Building Size
12,000 SF
Construction
brick
Listing Agency:
Candler Real Estate Group
(770) 532-9911
Listed By:
Brian Hughs · License #GA #432402
Source:
Crexi
Added: Apr 16
Changed: Aug 29
Last Checked: Aug 29 at 8:00PM
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 Candler Real Estate Group
Investment Insights
Based on property information with market context.
This 12,000-square-foot office building is a freestanding, two-story brick improvement built in 1999. The property is offered for sale or lease and carries C-2 zoning, with a layout suited to office occupancy and ample on-site parking.
The building fronts Atlanta Highway in Flowery Branch and is located less than a half mile from Exit 16 on I-985. Robson Crossing, anchored by Publix, is adjacent to the property, placing the office building within an established commercial setting. Its position along the Atlanta Highway corridor provides direct access to a well-traveled regional route.
The building fronts Atlanta Highway in Flowery Branch and is located less than a half mile from Exit 16 on I-985. Robson Crossing, anchored by Publix, is adjacent to the property, placing the office building within an established commercial setting. Its position along the Atlanta Highway corridor provides direct access to a well-traveled regional route.
Key Highlights
- 12,000 SF freestanding office building
- Two‑story brick construction completed in 1999
- Located less than a half mile from Exit 16, I‑985
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
$160,760
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
6.18%
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%
$3,215,200
$3.2M
Cap Rate 7%
$2,296,571
$2.3M
Cap Rate 9%
$1,786,222
$1.8M
Market Conditions
NOI Build-Up for 12,000 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
$286.6K $23.88/SF
− Vacancy
−$72.2K −$6.02/SF
EGI
$214.3K $17.86/SF
− OpEx
−$53.6K −$4.47/SF
NOI
$160.8K $13.40/SF
Area
Hall County, GA
Vacancy
25.20%
Lease Rate
$23.88 /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%
$3,215,200
Cap Rate 7%
$2,296,571
Cap Rate 9%
$1,786,222
Alternative Uses
Best Use
Office B
$2.30M
$2.01M – $2.68M
NOI $160,760 @ 7.0% cap · market cap 6.18%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.36M
$2.94M – $3.92M
NOI $235,243 @ 7.0% cap · market cap 9.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
322
Businesses Nearby
Explore this area
Business Placement
Demographics for 30542, GA
37,575
Population
14,711
Households
2.6
Avg Household Size
40
Median Age
31%
College-Educated
89%
High-School Grad
42.4 sq mi
ZIP Area
886
Density / Sq Mi
$92,644
Median Household Income
$48,027
Median Earnings
$1,605
Median Rent
$346,000
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 - Brick office property near I-985 with C-2 zoning and adjacency to Robson Crossing.
Where is this office building located?
The property is located at 3461 Atlanta Hwy Flowery Branch, GA.
What is the asking price?
The asking price for this property is $2,600,000.
What are key features of this property?
This property features: 12,000 SF freestanding office building; Two‑story brick construction completed in 1999; Located less than a half mile from Exit 16, I‑985
