For-Sale Office
For Sale
$2,200,000
3800 Browns Mill RD SE, Atlanta, GA 30354
For-sale office property off Browns Mill Road with convenient access via I-285 and the Exit 55 corridor.
Property Size6,481 SF
Days on Market64
Property Features for 3800 Browns Mill RD SE
General Information
Standard status
Active
Size
6,481 SF
Total Parking Spaces
70
Zoning
I1
Taxes and HOA fees
Annual Taxes
$13,173
Amenities
Accessible Doors, Accessible Entrance, Accessible Full Bath
Central Air, Electric
Central, Forced Air, Natural Gas
Parking Lot
Building Details
Building Size
6,481 SF
Year Built
1983
Buildings
1
Listing Agency:
Atlanta Communities Real Estate Brokerage
(770) 335-7677
Listed By:
Rusty L Robinson
(770) 335-7677
Source:
Evrealestate
Added: Jun 22
Changed: Aug 22
Last Checked: Aug 24 at 4:28AM
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 Atlanta Communities Real Estate Brokerage
Investment Insights
Based on property information with market context.
This for-sale office building at 3800 Browns Mill RD SE is presented for users seeking a commercial office format. The available information focuses on the property’s sale offering and access routes rather than specific interior layout details.
The property is in Fulton County, Atlanta, and is reached by taking I-285 East to the Jonesboro Park Rd Exit 55, turning right, then traveling to Southside Industrial Pkwy SE for approximately 1.6 miles before turning right at 3800 Browns Mill Rd.
Given the listing is positioned as an office building for sale and the provided details emphasize primary access from I-285, prospective buyers and tenants can evaluate the site for office-oriented needs that align with the property type and roadway connectivity. Additional due diligence on the building’s interior condition, suite configuration, and operating expenses would be necessary to fully assess fit.
The property is in Fulton County, Atlanta, and is reached by taking I-285 East to the Jonesboro Park Rd Exit 55, turning right, then traveling to Southside Industrial Pkwy SE for approximately 1.6 miles before turning right at 3800 Browns Mill Rd.
Given the listing is positioned as an office building for sale and the provided details emphasize primary access from I-285, prospective buyers and tenants can evaluate the site for office-oriented needs that align with the property type and roadway connectivity. Additional due diligence on the building’s interior condition, suite configuration, and operating expenses would be necessary to fully assess fit.
Key Highlights
- Office property built in 1983
- Central air conditioning with electric cooling
- Central forced‑air heating with natural gas
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
$86,788
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
3.94%
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%
$1,735,760
$1.7M
Cap Rate 7%
$1,239,829
$1.2M
Cap Rate 9%
$964,311
$964.3K
Market Conditions
NOI Build-Up for 6,481 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
$154.7K $23.87/SF
− Vacancy
−$39.0K −$6.02/SF
EGI
$115.7K $17.85/SF
− OpEx
−$28.9K −$4.46/SF
NOI
$86.8K $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%
$1,735,760
Cap Rate 7%
$1,239,829
Cap Rate 9%
$964,311
Alternative Uses
Best Use
Office B
$1.24M
$1.08M – $1.45M
NOI $86,788 @ 7.0% cap · market cap 3.94%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.81M
$1.59M – $2.11M
NOI $126,818 @ 7.0% cap · market cap 5.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
391
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?
Office building - For-sale office property off Browns Mill Road with convenient access via I-285 and the Exit 55 corridor.
Where is this office building located?
The property is located at 3800 Browns Mill RD SE Atlanta, GA.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: Office property built in 1983; Central air conditioning with electric cooling; Central forced‑air heating with natural gas
