Fully Furnished Executive
For Sale
$638,000
404-4080 Mcginnis Ferry Rd, Alpharetta, GA 30004
Executive office suite features seven private offices, conference space, break area, and updated HVAC.
Property Size2,592 SF
Price / SF$246.14
Days on Market128
Property Features for 404-4080 Mcginnis Ferry Rd
General Information
Standard status
Active
Size
2,592 SF
Zoning
M-1
Additional Details
Highway Access
Yes
Clear Height
9 ft
Taxes and HOA fees
Annual Taxes
$4,898
Listing Agency:
Homeland Realty Group, LLC.
(770) 708-8000
Listed By:
Shaji Fernandez · License #212080
(770) 560-6000
Source:
Exprealty
Added: May 1
Changed: Aug 31
Last Checked: Sep 4 at 11:58AM
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 Homeland Realty Group, LLC.
Investment Insights
Based on property information with market context.
This fully furnished executive office suite spans 2,592 square feet and is set up with seven large private offices, a conference room, and a break area. The space also includes two private restrooms, 9' ceilings, solid premium flooring, large glass windows for natural light, and updated HVAC.
The office is located in The Gates at McGinnis Ferry, an office condominium development, at the corner of McGinnis Ferry Rd. and Union Hill Rd. The property is close to GA 400, with the new Halcyon Mixed Use Development nearby.
The suite is zoned M-1. It is offered for sale as part of an office condominium setting within the development.
The office is located in The Gates at McGinnis Ferry, an office condominium development, at the corner of McGinnis Ferry Rd. and Union Hill Rd. The property is close to GA 400, with the new Halcyon Mixed Use Development nearby.
The suite is zoned M-1. It is offered for sale as part of an office condominium setting within the development.
Key Highlights
- 2,592 SF executive office suite in The Gates at McGinnis Ferry in Alpharetta, GA
- Includes seven large private offices plus a conference room and break area
- Two private restrooms and 9' ceilings
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
$34,710
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
5.44%
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%
$694,200
$694.2K
Cap Rate 7%
$495,857
$495.9K
Cap Rate 9%
$385,667
$385.7K
Market Conditions
NOI Build-Up for 2,592 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
$61.9K $23.87/SF
− Vacancy
−$15.6K −$6.02/SF
EGI
$46.3K $17.85/SF
− OpEx
−$11.6K −$4.46/SF
NOI
$34.7K $13.39/SF
Area
Fulton 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%
$694,200
Cap Rate 7%
$495,857
Cap Rate 9%
$385,667
Alternative Uses
Best Use
Office B
$495.9K
$433.9K – $578.5K
NOI $34,710 @ 7.0% cap · market cap 5.44%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$724.6K
$634.0K – $845.3K
NOI $50,719 @ 7.0% cap · market cap 7.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
9 ft
Clear height
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
795
Businesses Nearby
Explore this area
Business Placement
Demographics for 30004, GA
68,607
Population
25,485
Households
2.7
Avg Household Size
37
Median Age
72%
College-Educated
95%
High-School Grad
57.9 sq mi
ZIP Area
1,185
Density / Sq Mi
$147,996
Median Household Income
$82,818
Median Earnings
$1,839
Median Rent
$583,700
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 - Executive office suite features seven private offices, conference space, break area, and updated HVAC.
Where is this office units located?
The property is located at 404-4080 Mcginnis Ferry Rd Alpharetta, GA.
What is the asking price?
The asking price for this property is $638,000.
What are key features of this property?
This property features: 2,592 SF executive office suite in The Gates at McGinnis Ferry in Alpharetta, GA; Includes seven large private offices plus a conference room and break area; Two private restrooms and 9' ceilings
