Turnkey Office Suite with
For Sale
$515,000
400-501 Johnson Ferry Rd, Marietta, GA 30068
Move-in ready office suite with multiple private offices, two bathrooms, reception, and a conference room.
Property Size2,178 SF
Price / SF$236.46
Days on Market142
Property Features for 400-501 Johnson Ferry Rd
General Information
Standard status
Active
Size
2,178 SF
Taxes and HOA fees
Annual Taxes
$4,442
Listing Agency:
Keller Williams Chattahoochee
(678) 578-2700
Listed By:
David L McEachern · License #303085
(404) 406-0638
Source:
Exprealty
Added: Apr 14
Changed: Aug 26
Last Checked: Sep 2 at 1:22AM
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 Keller Williams Chattahoochee
Investment Insights
Based on property information with market context.
This move-in ready office suite totals 2,178 square feet and is described as being in excellent condition. The space includes multiple private offices, a welcoming reception area, a spacious conference room, and two bathrooms, creating a functional layout for a range of professional uses.
The suite is located in a well-maintained professional office park in East Cobb, just off Johnson Ferry Road. The property offers convenient access to nearby restaurants, shopping, and other area amenities.
The suite is located in a well-maintained professional office park in East Cobb, just off Johnson Ferry Road. The property offers convenient access to nearby restaurants, shopping, and other area amenities.
Key Highlights
- Move‑in ready office suite totaling 2,178 SF in excellent condition
- Layout includes multiple private offices, a reception area, and a spacious conference room
- Includes two bathrooms
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
$29,166
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
5.66%
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%
$583,320
$583.3K
Cap Rate 7%
$416,657
$416.7K
Cap Rate 9%
$324,067
$324.1K
Market Conditions
NOI Build-Up for 2,178 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
$52.0K $23.87/SF
− Vacancy
−$13.1K −$6.02/SF
EGI
$38.9K $17.85/SF
− OpEx
−$9.7K −$4.46/SF
NOI
$29.2K $13.39/SF
Area
Cobb 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%
$583,320
Cap Rate 7%
$416,657
Cap Rate 9%
$324,067
Alternative Uses
Best Use
Office B
$416.7K
$364.6K – $486.1K
NOI $29,166 @ 7.0% cap · market cap 5.66%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$611.6K
$535.1K – $713.5K
NOI $42,811 @ 7.0% cap · market cap 8.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
813
Businesses Nearby
Explore this area
Business Placement
Demographics for 30068, GA
34,870
Population
13,005
Households
2.7
Avg Household Size
43
Median Age
74%
College-Educated
98%
High-School Grad
14.4 sq mi
ZIP Area
2,422
Density / Sq Mi
$142,911
Median Household Income
$78,294
Median Earnings
$1,711
Median Rent
$564,400
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 units - Move-in ready office suite with multiple private offices, two bathrooms, reception, and a conference room.
Where is this office units located?
The property is located at 400-501 Johnson Ferry Rd Marietta, GA.
What is the asking price?
The asking price for this property is $515,000.
What are key features of this property?
This property features: Move‑in ready office suite totaling 2,178 SF in excellent condition; Layout includes multiple private offices, a reception area, and a spacious conference room; Includes two bathrooms
