Adjoined Office Units with
For Sale
$450,000
4485 Tench Road #UN2511 & 2521, Suwanee, GA 30024
Suwanee, GA
Property Size1,800 SF
Price / SF$250
Days on Market49
Property Features for 4485 Tench Road #UN2511 & 2521
General Information
Property type
Commercial Sale
Property subtype
Office
Standard status
Active
Size
1,800 SF
Amenities
manicured landscaping
Building Details
Year built
2002
Listing Agency:
Roswell Office · Berkshire Hathaway HomeServices
(678) 585-0070
Listed By:
Ashley Skeen
(770) 355-5995
Added: Aug 17
Changed: Sep 2
Last Checked: Oct 4 at 3:06PM
MLS# 7822766
Copyright © 2026 Berkshire Hathaway HomeServices Georgia Properties. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This offering includes two connected office units, identified as 2511 and 2521, with a combined 1,800 square feet. Built in 2002, the space includes a reception area and finished interiors with hardwood flooring, high ceilings, tray ceilings, crown molding, custom lighting, and neutral wall finishes. The layout is suited to professional office operations, including law, accounting, insurance, real estate, consulting, and medical administration uses.
The property is located at 4485 Tench Road in Suwanee, Georgia. On-site parking supports client and staff access, while the office setting provides access to major roadways. Brick, sidewalk-lined streets and maintained landscaping define the surrounding business park.
The property is located at 4485 Tench Road in Suwanee, Georgia. On-site parking supports client and staff access, while the office setting provides access to major roadways. Brick, sidewalk-lined streets and maintained landscaping define the surrounding business park.
Key Highlights
- Two connected office units, 2511 and 2521, totaling 1,800 square feet
- Reception area with hardwood flooring and high ceilings
- Tray ceilings, crown molding, and custom lighting
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
$24,104
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
5.36%
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%
$482,080
$482.1K
Cap Rate 7%
$344,343
$344.3K
Cap Rate 9%
$267,822
$267.8K
Market Conditions
NOI Build-Up for 1,800 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
$43.0K $23.87/SF
− Vacancy
−$10.8K −$6.02/SF
EGI
$32.1K $17.85/SF
− OpEx
−$8.0K −$4.46/SF
NOI
$24.1K $13.39/SF
Area
Gwinnett 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%
$482,080
Cap Rate 7%
$344,343
Cap Rate 9%
$267,822
Alternative Uses
Best Use
Office B
$344.3K
$301.3K – $401.7K
NOI $24,104 @ 7.0% cap · market cap 5.36%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$503.2K
$440.3K – $587.0K
NOI $35,222 @ 7.0% cap · market cap 7.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Office units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
735
Businesses Nearby
Explore this area
Business Placement
Demographics for 30024, GA
87,115
Population
29,306
Households
3
Avg Household Size
39
Median Age
63%
College-Educated
95%
High-School Grad
41.7 sq mi
ZIP Area
2,089
Density / Sq Mi
$139,918
Median Household Income
$60,932
Median Earnings
$1,872
Median Rent
$491,400
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 - Polished interiors feature hardwood floors, tray ceilings, crown molding, and custom lighting.
Where is this office units located?
The property is located at 4485 Tench Road #UN2511 & 2521 Suwanee, GA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Two connected office units, 2511 and 2521, totaling 1,800 square feet; Reception area with hardwood flooring and high ceilings; Tray ceilings, crown molding, and custom lighting
