Office Building with
For Sale
$638,000
4080 Mcginnis Ferry Road 404, Alpharetta, GA 30005
Office property with central air, parking lot, and M1 zoning in Alpharetta.
Property Size2,592 SF
Days on Market122
Property Features for 4080 Mcginnis Ferry Road 404
General Information
Standard status
Active
Size
2,592 SF
Total Parking Spaces
11
Zoning
M1
Taxes and HOA fees
Annual Taxes
$4,898
Amenities
Central Air
Central
Neighborhood
Parking Lot
Building Details
Building Size
2,592 SF
Year Built
2000
Buildings
1
Listing Agency:
Homeland Realty Group, LLC.
(770) 560-6000
Listed By:
Shaji Fernandez · License #212080
(770) 560-6000
Source:
Evrealestate
Added: May 1
Changed: Aug 29
Last Checked: Aug 30 at 1:53PM
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 office property at 4080 McGinnis Ferry Road, Suite 404, features central air and central heating. The building was constructed in 2000 and includes access to a parking lot.
The property is located in Alpharetta, Georgia, within Forsyth County. M1 zoning is identified for the site, providing an important reference point for evaluating the property within its local regulatory context.
The property is located in Alpharetta, Georgia, within Forsyth County. M1 zoning is identified for the site, providing an important reference point for evaluating the property within its local regulatory context.
Key Highlights
- Office property at 4080 McGinnis Ferry Road, Suite 404, Alpharetta, GA 30005
- M1 zoning
- Constructed in 2000
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
Location Intelligence
Trade Area within ½ mile
638
Businesses Nearby
Explore this area
Business Placement
Demographics for 30005, GA
39,308
Population
14,879
Households
2.6
Avg Household Size
38
Median Age
76%
College-Educated
99%
High-School Grad
15.8 sq mi
ZIP Area
2,488
Density / Sq Mi
$170,951
Median Household Income
$82,686
Median Earnings
$1,929
Median Rent
$587,400
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 building - Office property with central air, parking lot, and M1 zoning in Alpharetta.
Where is this office building located?
The property is located at 4080 Mcginnis Ferry Road 404 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: Office property at 4080 McGinnis Ferry Road, Suite 404, Alpharetta, GA 30005; M1 zoning; Constructed in 2000
