Dunwoody Condo with Flexible
For Sale
$325,000
4502 Pineridge Circle, Dunwoody, GA 30338
Well-maintained condo with split bedroom plan and updated bathrooms.
Property Size1,534 SF
Price / SF$211.86
Days on Market374
Property Features for 4502 Pineridge Circle
General Information
Standard status
Active
Size
1,534 SF
Property subtype
Condominium
Amenities
Ceiling Fan(s)
Central Air
Natural Gas
Forced Air
Electric
Dishwasher
Disposal
Dryer
Gas Range
Microwave
Refrigerator
Washer
Porch, Composition
Building Details
Building Size
1,534 SF
Year Built
1984
Listing Agency:
Atlanta Fine Homes Sotheby's International
(770) 596-7665
Listed By:
First MLS · License #138842
(770) 596-7665
Source:
Kw
Added: Aug 21, 2025
Changed: Aug 16
Last Checked: Aug 28 at 5:33PM
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 Atlanta Fine Homes Sotheby's International
Investment Insights
Based on property information with market context.
This well-maintained condo features a split bedroom plan, making it suitable for roommates or guests. The two-story unit offers flexibility with a primary suite option on either the main or upper floor. Both bathrooms have been updated, with the main floor bath completely renovated and the upper floor bath featuring a new vanity and fresh paint. The open floor plan includes a vaulted ceiling in the oversized living space, which leads to a screened-in porch with treetop views. The kitchen is equipped with granite counters, an eat-in area, and freshly painted white cabinets. The unit provides ample flexibility with a spacious primary suite on the main level and an equally large bedroom on the upper level, along with a third bedroom. Two walk-in closets and two professionally designed closets maximize storage throughout the home. All windows have been replaced for high efficiency and lower monthly utility costs. Located in a sought-after community with a pool, the property is situated in a prime Dunwoody location, next door to Brooke Run Park. Brooke Run Park is the largest park in Dunwoody and features a playground, a 2-mile multi-use trail, a skate park, a disc golf course, a dog park, a community garden, two artificial turf baseball fields, an amphitheater, event pavilions, and a Treetop Quest adventure course. The community is known for its low turnover, amenities, location, and proximity to major highways, while being tucked away on a peaceful street. The property has 3 bedrooms and a size of 1534 square feet.
Key Highlights
- Prime Dunwoody location next door to Brook Run Park.
- Flexible 3‑bedroom plan with split bedroom layout.
- Updated bathrooms with new vanity and fresh paint.
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
$20,608
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
6.34%
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%
$412,160
$412.2K
Cap Rate 7%
$294,400
$294.4K
Cap Rate 9%
$228,978
$229.0K
Market Conditions
NOI Build-Up for 1,534 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
$39.9K $26.04/SF
− Vacancy
−$2.5K −$1.61/SF
EGI
$37.5K $24.43/SF
− OpEx
−$16.9K −$10.99/SF
NOI
$20.6K $13.43/SF
Area
Fulton County, GA
Vacancy
6.20%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
45.00%
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%
$412,160
Cap Rate 7%
$294,400
Cap Rate 9%
$228,978
Alternative Uses
Best Use
Apartment 5plus
$294.4K
$257.6K – $343.5K
NOI $20,608 @ 7.0% cap · market cap 6.34%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$428.8K
$375.2K – $500.3K
NOI $30,017 @ 7.0% cap · market cap 9.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
648
Businesses Nearby
Explore this area
Business Placement
Demographics for 30338, GA
37,650
Population
17,591
Households
2.1
Avg Household Size
38
Median Age
76%
College-Educated
98%
High-School Grad
9.9 sq mi
ZIP Area
3,803
Density / Sq Mi
$122,931
Median Household Income
$83,788
Median Earnings
$1,812
Median Rent
$592,600
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Well-maintained condo with split bedroom plan and updated bathrooms.
Where is this apartment building located?
The property is located at 4502 Pineridge Circle Dunwoody, GA.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Prime Dunwoody location next door to Brook Run Park.; Flexible 3‑bedroom plan with split bedroom layout.; Updated bathrooms with new vanity and fresh paint.
