Office Building with Clear-Span Steel
For Sale
$2,250,000
3980 Shallowford Road, Marietta, GA 30062
SINGLE_FAMILY - Marietta, GA
Property Size10,000 SF
Lot Size1.45 Acres
Price / SF$225
Days on Market322
Property Features for 3980 Shallowford Road
General Information
Property type
Residential
Property subtype
Retail
Zoning
LRO
Parking
50
Parking features
Parking Lot
Window features
Wood Frames
Interior features
High Ceilings 10 or Greater, Reception Area, Recessed Lighting, Restrooms
Lot features
Free Standing, Level
Directions
GPS Recommended.
Standard status
Active
APN
16040000880
Size
10,000 SF
Lot size
1.45 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
16902
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Zoned, Electric (Heating), Central, Forced Air
Cooling system
Zoned, Electric, Central Air
Water source
Public
Building Details
Year built
2000
Floors in Building
1
Flooring type
Laminate, Wood
Building materials
Brick, Stucco
Roof type
Metal
Additional Structures
Outbuilding
Listing Agency:
Engel & Volkers Atlanta · Engel & Völkers
(404) 845-7724
Listed By:
ADRIAN SCHMIDT
(404) 229-6777
Added: Sep 24, 2025
Changed: Aug 3
Last Checked: Aug 11 at 4:06AM
MLS# 7654696
Copyright © 2026 First Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This office building features approximately 10,000 SF of clear-span steel-frame construction designed around a reception area and restrooms, with recessed lighting and zoned heating and cooling. Interior ceiling heights are listed at 10 feet or greater, supporting a wide range of office and service configurations. The exterior is built with brick and stucco, and the property includes nine separate exterior entrances for flexible single-tenant or multi-tenant occupancy. Parking is provided via a parking lot.
The site sits on an approximately 1.446-acre lot with metal roofing, public water, and public sewer, and cable is listed as available. The property is identified with LRO zoning, supporting numerous commercial uses.
Built in 2000, the building is ready for a new owner-user or investor to reposition, lease, or subdivide within the existing structure.
The site sits on an approximately 1.446-acre lot with metal roofing, public water, and public sewer, and cable is listed as available. The property is identified with LRO zoning, supporting numerous commercial uses.
Built in 2000, the building is ready for a new owner-user or investor to reposition, lease, or subdivide within the existing structure.
Key Highlights
- Approximately 10,000 SF clear‑span steel‑frame office building
- Nine separate exterior entrances for single or multi‑tenant flexibility
- High ceilings 10 feet or greater, plus reception area and restrooms
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
$144,990
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
6.44%
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%
$2,899,800
$2.9M
Cap Rate 7%
$2,071,286
$2.1M
Cap Rate 9%
$1,611,000
$1.6M
Market Conditions
NOI Build-Up for 10,000 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
$270.0K $27.00/SF
− Vacancy
−$28.4K −$2.84/SF
EGI
$241.7K $24.17/SF
− OpEx
−$96.7K −$9.67/SF
NOI
$145.0K $14.50/SF
Area
Cobb County, GA
Vacancy
10.50%
Lease Rate
$27.00 /SF/Yr
Expense Ratio
40.00%
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%
$2,899,800
Cap Rate 7%
$2,071,286
Cap Rate 9%
$1,611,000
Alternative Uses
Best Use
Healthcare Medical
$2.07M
$1.81M – $2.42M
NOI $144,990 @ 7.0% cap · market cap 6.44%
Second Best
Retail
$2.01M
$1.76M – $2.34M
NOI $140,654 @ 7.0% cap · market cap 6.25%
Theoretical Best
Office A
$2.81M
$2.46M – $3.28M
NOI $196,560 @ 7.0% cap · market cap 8.74%
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
483
Businesses Nearby
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
Market
Vacancy Rate% for Office 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?
Office building - Flexible LRO zoning with a clear-span steel-frame layout and multiple exterior entrances for configurable office or service use.
Where is this office building located?
The property is located at 3980 Shallowford Road Marietta, GA.
What is the asking price?
The asking price for this property is $2,250,000.
What are key features of this property?
This property features: Approximately 10,000 SF clear‑span steel‑frame office building; Nine separate exterior entrances for single or multi‑tenant flexibility; High ceilings 10 feet or greater, plus reception area and restrooms
