Freestanding Office
New
For Sale
$665,000
3985 Steve Reynolds Boulevard Building H, Norcross, GA 30093
Move-in-ready office property with furnished work areas, conference space, kitchen, and two restrooms.
Property Size2,410 SF
Price / SF$275.93
Days on Market5
Property Features for 3985 Steve Reynolds Boulevard Building H
General Information
Standard status
Active
Size
2,410 SF
Class
B
Property subtype
Office
Additional Details
Furnished
Yes
HOA Fee
$475
Building Details
Building Size
2,410 SF
Year Built
2006
Listing Agency:
(404) 812-4054
Listed By:
Greg Ford
Source:
Naiglobal
Added: Aug 26
Changed: Aug 29
Last Checked: Aug 30 at 4:13PM
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 Greg Ford
Investment Insights
Based on property information with market context.
This freestanding office building provides 2,410 square feet of workspace in a single-address configuration. The layout includes a 12-by-12 reception area with a vaulted ceiling, one conference room, seven offices, a kitchen, two restrooms, a hall work counter with cabinets, a utility room, and two storage rooms. Attic access serves the HVAC system, and furniture is included. The building was constructed in 2006 and is described as move-in ready.
Located at 3985 Steve Reynolds Boulevard in Norcross, Georgia, Building H offers a dedicated office setting for occupants seeking a functional professional environment. The property also includes parking-area maintenance, trash service, and water and sewer service through the HOA.
Located at 3985 Steve Reynolds Boulevard in Norcross, Georgia, Building H offers a dedicated office setting for occupants seeking a functional professional environment. The property also includes parking-area maintenance, trash service, and water and sewer service through the HOA.
Key Highlights
- 2,410 SF freestanding office building
- 12x12 reception area with vaulted ceiling
- Seven offices and one conference room
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
$32,272
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
4.85%
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%
$645,440
$645.4K
Cap Rate 7%
$461,029
$461.0K
Cap Rate 9%
$358,578
$358.6K
Market Conditions
NOI Build-Up for 2,410 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
$57.5K $23.87/SF
− Vacancy
−$14.5K −$6.02/SF
EGI
$43.0K $17.85/SF
− OpEx
−$10.8K −$4.46/SF
NOI
$32.3K $13.39/SF
Area
Gwinnett County, 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%
$645,440
Cap Rate 7%
$461,029
Cap Rate 9%
$358,578
Alternative Uses
Best Use
Office B
$461.0K
$403.4K – $537.9K
NOI $32,272 @ 7.0% cap · market cap 4.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$673.7K
$589.5K – $786.0K
NOI $47,158 @ 7.0% cap · market cap 7.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
731
Businesses Nearby
Explore this area
Business Placement
Demographics for 30093, GA
55,364
Population
20,303
Households
2.7
Avg Household Size
31
Median Age
21%
College-Educated
69%
High-School Grad
12.0 sq mi
ZIP Area
4,614
Density / Sq Mi
$50,690
Median Household Income
$34,643
Median Earnings
$1,574
Median Rent
$245,900
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 - Move-in-ready office property with furnished work areas, conference space, kitchen, and two restrooms.
Where is this office building located?
The property is located at 3985 Steve Reynolds Boulevard Building H Norcross, GA.
What is the asking price?
The asking price for this property is $665,000.
What are key features of this property?
This property features: 2,410 SF freestanding office building; 12x12 reception area with vaulted ceiling; Seven offices and one conference room
