Flexible Office
For Sale
$850,000
416 Pirkle Ferry Road 200-400, Cumming, GA 30040
Multiple suite configurations support professional, medical, and collaborative office use.
Property Size3,420 SF
Price / SF$248.54
Days on Market43
Property Features for 416 Pirkle Ferry Road 200-400
General Information
Standard status
Active
Size
3,420 SF
Additional Details
Highway Access
Yes
Building Details
Year Built
2001
Listing Agency:
Strong Tower Realty, Inc.
(770) 559-1321
Listed By:
Bernice Rodriguez Liriano · License #347888
Source:
Shortsaleatlanta
Added: Jul 20
Changed: Aug 29
Last Checked: Aug 30 at 7:26PM
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 Strong Tower Realty, Inc.
Investment Insights
Based on property information with market context.
This 3,420-square-foot office property is located within The Ridge at Pirkle Ferry Office Park and offers multiple suite configurations. The space supports professional office, medical, and collaborative work environments, with functional layouts and ample parking. The building was constructed in 2001.
The property is situated in downtown Cumming near Cumming Town Square and within minutes of interstate access. Its location provides convenient reach for clients and employees while maintaining a professional office-park setting.
The property is situated in downtown Cumming near Cumming Town Square and within minutes of interstate access. Its location provides convenient reach for clients and employees while maintaining a professional office-park setting.
Key Highlights
- 3,420‑square‑foot office property within The Ridge at Pirkle Ferry Office Park
- Multiple suite configurations for professional, medical, or collaborative office use
- Located in downtown Cumming near Cumming Town Square
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
$49,587
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
5.83%
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%
$991,740
$991.7K
Cap Rate 7%
$708,386
$708.4K
Cap Rate 9%
$550,967
$551.0K
Market Conditions
NOI Build-Up for 3,420 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
$92.3K $27.00/SF
− Vacancy
−$9.7K −$2.84/SF
EGI
$82.6K $24.17/SF
− OpEx
−$33.1K −$9.67/SF
NOI
$49.6K $14.50/SF
Area
Forsyth County, GA
Vacancy
10.50%
Lease Rate
$27.00 /SF/Yr
Expense Ratio
40.00%
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%
$991,740
Cap Rate 7%
$708,386
Cap Rate 9%
$550,967
Alternative Uses
Best Use
Healthcare Medical
$708.4K
$619.8K – $826.5K
NOI $49,587 @ 7.0% cap · market cap 5.83%
Second Best
Office B
$654.2K
$572.5K – $763.3K
NOI $45,797 @ 7.0% cap · market cap 5.39%
Theoretical Best
Office A
$956.0K
$836.5K – $1.12M
NOI $66,921 @ 7.0% cap · market cap 7.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,678
Businesses Nearby
Explore this area
Business Placement
Demographics for 30040, GA
81,191
Population
27,642
Households
2.9
Avg Household Size
38
Median Age
55%
College-Educated
93%
High-School Grad
57.7 sq mi
ZIP Area
1,407
Density / Sq Mi
$133,028
Median Household Income
$60,926
Median Earnings
$1,883
Median Rent
$474,400
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 - Multiple suite configurations support professional, medical, and collaborative office use.
Where is this office units located?
The property is located at 416 Pirkle Ferry Road 200-400 Cumming, GA.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 3,420‑square‑foot office property within The Ridge at Pirkle Ferry Office Park; Multiple suite configurations for professional, medical, or collaborative office use; Located in downtown Cumming near Cumming Town Square
