Updated Assisted Living
For Sale
$950,000
3605 Shallowford Rd, Marietta, GA 30062
Four private bedroom suites and a fenced, level site support continued senior-care use.
Property Size2,446 SF
Lot Size0.80 Acres
Price / SF$388.39
Days on Market37
Property Features for 3605 Shallowford Rd
General Information
Standard status
Active
Size
2,446 SF
Lot size
0.80 Acres
Additional Details
Furnished
Yes
Road Access
Yes
Building Details
Year Built
1958
Buildings
1
Stories
1
Construction
ranch
Listing Agency:
Coldwell Banker Realty
(404) 245-9949
Listed By:
JOHN THUR · License #172809
Source:
Brockteam
Added: Jul 25
Changed: Aug 29
Last Checked: Aug 25 at 4:12AM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This 2,446-square-foot ranch property includes four bedrooms, each with an ensuite bathroom, plus an additional half bath. The interior provides a living or reception area, a den with masonry fireplace, eat-in kitchen, screened porch, and two-car garage. The building has been updated with a new roof, Hardiplank siding, exterior and interior paint, two HVAC systems, thermal windows, refreshed kitchen and bathrooms, carpeting, emergency lighting, and insulated garage doors with openers. Furnishings may remain if desired.
The property occupies a level, fenced 0.80-acre parcel at 3605 Shallowford Rd in Marietta, with two curb cuts and an average daily traffic count of 31,000 cars. It has operated as a senior-care facility for many years and offers substantial on-site parking. The 1958 building also includes a large fenced rear yard and a termite bond.
The property occupies a level, fenced 0.80-acre parcel at 3605 Shallowford Rd in Marietta, with two curb cuts and an average daily traffic count of 31,000 cars. It has operated as a senior-care facility for many years and offers substantial on-site parking. The 1958 building also includes a large fenced rear yard and a termite bond.
Key Highlights
- 2,446‑square‑foot ranch building on a level, fenced 0.80‑acre lot
- Four bedrooms, each with an ensuite bathroom, plus one half bath
- Two curb cuts provide access from Shallowford Road
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
$32,860
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
3.46%
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%
$657,200
$657.2K
Cap Rate 7%
$469,429
$469.4K
Cap Rate 9%
$365,111
$365.1K
Market Conditions
NOI Build-Up for 2,446 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
$63.7K $26.04/SF
− Vacancy
−$3.9K −$1.61/SF
EGI
$59.7K $24.43/SF
− OpEx
−$26.9K −$10.99/SF
NOI
$32.9K $13.43/SF
Area
Cobb County, GA
Vacancy
6.20%
Lease Rate
$26.04 /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%
$657,200
Cap Rate 7%
$469,429
Cap Rate 9%
$365,111
Alternative Uses
Best Use
Apartment 5plus
$469.4K
$410.8K – $547.7K
NOI $32,860 @ 7.0% cap · market cap 3.46%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$686.8K
$601.0K – $801.3K
NOI $48,079 @ 7.0% cap · market cap 5.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
206
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 30062, GA
66,889
Population
24,178
Households
2.8
Avg Household Size
41
Median Age
60%
College-Educated
96%
High-School Grad
25.9 sq mi
ZIP Area
2,583
Density / Sq Mi
$128,981
Median Household Income
$61,882
Median Earnings
$1,761
Median Rent
$456,500
Median Home Value
Questions? Ask Rey
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Similar Off Market Nearby
- Lovelace Living Center — 3891 Manor House Dr, Marietta, GA 30062
Frequently Asked Questions
What type of property is this?
Assisted living facility - Four private bedroom suites and a fenced, level site support continued senior-care use.
Where is this assisted living facility located?
The property is located at 3605 Shallowford Rd Marietta, GA.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: 2,446‑square‑foot ranch building on a level, fenced 0.80‑acre lot; Four bedrooms, each with an ensuite bathroom, plus one half bath; Two curb cuts provide access from Shallowford Road
