Grocery Store Building With
New
For Sale
$799,000
4014 Glenwood Road, Decatur, GA 30032
The offering combines an operating grocery business with two additional tenants occupying the property.
Property Size4,256 SF
Days on Market5
Property Features for 4014 Glenwood Road
General Information
Standard status
Active
Size
4,256 SF
Property subtype
Retail
Financials
Asking Price
$799,000
Business Included
Yes
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$6,943
Building Details
Building Size
4,256 SF
Year Built
1968
Tenancy
Multi
Listing Agency:
Best Realty Specialists, Inc.
Listed By:
Julin Gu
(678) 910-3298
Source:
Beacham
Added: Sep 16
Changed: Sep 19
Last Checked: Sep 19 at 9:07AM
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 Best Realty Specialists, Inc.
Investment Insights
Based on property information with market context.
This offering combines a grocery store business with its commercial building and two additional tenants. The property contains 4,256 square feet and was constructed in 1968, providing an established retail setting for the primary operation and other occupants.
The site is near the Glenwood Road exit of I-285 in Decatur, supporting access to the surrounding area. Recent improvements include new exterior painting and signage. Multiple years remain on the leases for the two additional tenants, adding existing occupancy alongside the grocery operation.
The site is near the Glenwood Road exit of I-285 in Decatur, supporting access to the surrounding area. Recent improvements include new exterior painting and signage. Multiple years remain on the leases for the two additional tenants, adding existing occupancy alongside the grocery operation.
Key Highlights
- Grocery store business and building offered together
- 4,256‑square‑foot property constructed in 1968
- Two additional tenants with multiple years remaining on their leases
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
$68,396
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
8.56%
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%
$1,367,920
$1.4M
Cap Rate 7%
$977,086
$977.1K
Cap Rate 9%
$759,956
$760.0K
Market Conditions
NOI Build-Up for 4,256 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
$98.1K $23.04/SF
− Vacancy
−$6.9K −$1.61/SF
EGI
$91.2K $21.43/SF
− OpEx
−$22.8K −$5.36/SF
NOI
$68.4K $16.07/SF
Area
DeKalb County, GA
Vacancy
7.00%
Lease Rate
$23.04 /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%
$1,367,920
Cap Rate 7%
$977,086
Cap Rate 9%
$759,956
Alternative Uses
Best Use
Specialty Retail
$977.1K
$855.0K – $1.14M
NOI $68,396 @ 7.0% cap · market cap 8.56%
Second Best
Retail
$855.2K
$748.3K – $997.7K
NOI $59,862 @ 7.0% cap · market cap 7.49%
Theoretical Best
Office A
$1.19M
$1.04M – $1.39M
NOI $83,280 @ 7.0% cap · market cap 10.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
447
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 30032, GA
44,697
Population
20,676
Households
2.2
Avg Household Size
38
Median Age
30%
College-Educated
91%
High-School Grad
13.6 sq mi
ZIP Area
3,287
Density / Sq Mi
$61,292
Median Household Income
$37,443
Median Earnings
$1,364
Median Rent
$245,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Grocery and convenience store - The offering combines an operating grocery business with two additional tenants occupying the property.
Where is this grocery and convenience store located?
The property is located at 4014 Glenwood Road Decatur, GA.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Grocery store business and building offered together; 4,256‑square‑foot property constructed in 1968; Two additional tenants with multiple years remaining on their leases
