Multi-Suite Office
For Sale
$979,000
4233 Pleasant Hill Road, Duluth, GA 30096
Recently updated professional property with separate suite access, shared foyer, and proximity to medical, civic, dining, and retail services.
Property Size5,212 SF
Days on Market18
Property Features for 4233 Pleasant Hill Road
General Information
Standard status
Active
Size
5,212 SF
Property subtype
Office
Taxes and HOA fees
Annual Taxes
$8,900
Building Details
Building Size
5,212 SF
Year Built
1997
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
Bright Future Realty, LLC.
(404) 452-0315
Listed By:
Jung Kim
Source:
Glennda
Added: Aug 7
Changed: Aug 24
Last Checked: Aug 23 at 4:36AM
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 Bright Future Realty, LLC.
Investment Insights
Based on property information with market context.
This office building is configured for 3 or more separate businesses, with individual suite entrances serving both levels. First-floor suites are accessed through side doors, while second-floor offices use rear stairs. A shared front entrance opens into a common foyer, providing an additional access point for occupants and visitors.
Recent improvements include interior and exterior painting, new carpeting, and maintenance-free insulated windows throughout the building. The property is located at 4233 Pleasant Hill Rd in Duluth, GA, within 5–10 minutes of a hospital, post office, public library, restaurants, professional services, and retail businesses. The layout supports an owner-user arrangement with separate office areas available for leasing.
Recent improvements include interior and exterior painting, new carpeting, and maintenance-free insulated windows throughout the building. The property is located at 4233 Pleasant Hill Rd in Duluth, GA, within 5–10 minutes of a hospital, post office, public library, restaurants, professional services, and retail businesses. The layout supports an owner-user arrangement with separate office areas available for leasing.
Key Highlights
- Configured for 3 or more separate businesses
- Separate suite entrances for first‑floor and second‑floor offices
- Shared front entrance with common foyer
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
$75,569
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
7.72%
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%
$1,511,380
$1.5M
Cap Rate 7%
$1,079,557
$1.1M
Cap Rate 9%
$839,656
$839.7K
Market Conditions
NOI Build-Up for 5,212 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
$140.7K $27.00/SF
− Vacancy
−$14.8K −$2.84/SF
EGI
$125.9K $24.17/SF
− OpEx
−$50.4K −$9.67/SF
NOI
$75.6K $14.50/SF
Area
Fulton 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%
$1,511,380
Cap Rate 7%
$1,079,557
Cap Rate 9%
$839,656
Alternative Uses
Best Use
Healthcare Medical
$1.08M
$944.6K – $1.26M
NOI $75,569 @ 7.0% cap · market cap 7.72%
Second Best
Office B
$997.1K
$872.4K – $1.16M
NOI $69,794 @ 7.0% cap · market cap 7.13%
Theoretical Best
Office A
$1.46M
$1.27M – $1.70M
NOI $101,987 @ 7.0% cap · market cap 10.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
817
Businesses Nearby
Explore this area
Business Placement
Demographics for 30096, GA
69,953
Population
28,903
Households
2.4
Avg Household Size
36
Median Age
42%
College-Educated
90%
High-School Grad
22.7 sq mi
ZIP Area
3,082
Density / Sq Mi
$75,478
Median Household Income
$43,080
Median Earnings
$1,741
Median Rent
$342,700
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 building - Recently updated professional property with separate suite access, shared foyer, and proximity to medical, civic, dining, and retail services.
Where is this office building located?
The property is located at 4233 Pleasant Hill Road Duluth, GA.
What is the asking price?
The asking price for this property is $979,000.
What are key features of this property?
This property features: Configured for 3 or more separate businesses; Separate suite entrances for first‑floor and second‑floor offices; Shared front entrance with common foyer
