Renovated Retail and Medical
For Sale
$499,999
4520 Glenwood Rd, Decatur, GA 30032
Turnkey C-1 property with 15 parking spaces, renovated for retail, medical, office, or restaurant use.
Property Size3,053 SF
Price / SF$163.77
Days on Market95
Property Features for 4520 Glenwood Rd
General Information
Standard status
Active
Size
3,053 SF
Total Parking Spaces
15
Zoning
C-1
Additional Details
Business Included
Yes
Building Details
Year Built
1981
Listing Agency:
Keller Williams Realty Atl. Partners
Listed By:
Shermine Khakiani · License #371080
(678) 775-2600
Source:
Broadandmainrealestate
Added: Jun 17
Changed: Sep 8
Last Checked: Sep 19 at 11:57AM
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 Keller Williams Realty Atl. Partners
Investment Insights
Based on property information with market context.
Completely renovated C-1 commercial building offers 3,053 square feet of flexible space designed to accommodate a range of uses. Based on the current configuration and renovations, the property is described as suitable for restaurant, retail, grocery and convenience, urgent care, medical, professional office, and specialty commercial operations. A survey is available, supporting due diligence for buyers or tenants evaluating the site.
Located at 4520 Glenwood Road in Decatur, the property is presented as being in the heart of the city’s growth corridor. The offering highlights excellent accessibility and strong area demographics, and the building includes 15 parking spaces to support customer and staff arrival.
For tenants and buyers seeking a turnkey option in a C-1 setting, this building’s versatility can help align with multiple business types within retail and healthcare/professional services. The combination of recent renovations, on-site parking, and a survey available for review makes it practical for an operator looking to move forward with less upfront site work, while still supporting future use alignment within the stated permitted-use framework.
Located at 4520 Glenwood Road in Decatur, the property is presented as being in the heart of the city’s growth corridor. The offering highlights excellent accessibility and strong area demographics, and the building includes 15 parking spaces to support customer and staff arrival.
For tenants and buyers seeking a turnkey option in a C-1 setting, this building’s versatility can help align with multiple business types within retail and healthcare/professional services. The combination of recent renovations, on-site parking, and a survey available for review makes it practical for an operator looking to move forward with less upfront site work, while still supporting future use alignment within the stated permitted-use framework.
Key Highlights
- C‑1 commercial property built in 1981, completely renovated
- Over 3,000 sq ft versatile building suited for restaurant, retail, grocery, urgent care, medical, and office uses
- 15 parking spaces on‑site
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
$44,265
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
8.85%
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%
$885,300
$885.3K
Cap Rate 7%
$632,357
$632.4K
Cap Rate 9%
$491,833
$491.8K
Market Conditions
NOI Build-Up for 3,053 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
$82.4K $27.00/SF
− Vacancy
−$8.7K −$2.84/SF
EGI
$73.8K $24.17/SF
− OpEx
−$29.5K −$9.67/SF
NOI
$44.3K $14.50/SF
Area
DeKalb 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%
$885,300
Cap Rate 7%
$632,357
Cap Rate 9%
$491,833
Alternative Uses
Best Use
Specialty Retail
$700.9K
$613.3K – $817.7K
NOI $49,063 @ 7.0% cap · market cap 9.81%
Second Best
Healthcare Medical
$632.4K
$553.3K – $737.8K
NOI $44,265 @ 7.0% cap · market cap 8.85%
Theoretical Best
Office A
$853.4K
$746.8K – $995.7K
NOI $59,740 @ 7.0% cap · market cap 11.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
307
Businesses Nearby
Explore this area
Business Placement
Demographics for 30032, GA
44,697
Population
20,676
Households
2.2
Avg Household Size
38
Median Age
30%
College-Educated
91%
High-School Grad
13.6 sq mi
ZIP Area
3,287
Density / Sq Mi
$61,292
Median Household Income
$37,443
Median Earnings
$1,364
Median Rent
$245,000
Median Home Value
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Retail space - Turnkey C-1 property with 15 parking spaces, renovated for retail, medical, office, or restaurant use.
Where is this retail space located?
The property is located at 4520 Glenwood Rd Decatur, GA.
What is the asking price?
The asking price for this property is $499,999.
What are key features of this property?
This property features: C‑1 commercial property built in 1981, completely renovated; Over 3,000 sq ft versatile building suited for restaurant, retail, grocery, urgent care, medical, and office uses; 15 parking spaces on‑site
