Owner-User Office
For Sale
$385,000
500 Sun Valley Drive, Roswell, GA 30076
Owner-user office suite with reception, conference room, and multiple offices across two floors, each with a bathroom.
Property Size2,272 SF
Price / SF$169.45
Days on Market289
Property Features for 500 Sun Valley Drive
General Information
Standard status
Active
Size
2,272 SF
Property subtype
General Commercial
Taxes and HOA fees
Annual Taxes
$2,096
Amenities
reception area
conference room
storage
two entrances
bathroom on each floor
Central Air
3
Vinyl, Carpet
Parking.
20 Parking Spaces. Lot.
0.0
Business Park, None.
Building Details
Year Built
1993
Stories
2
Listing Agency:
Coldwell Banker Realty
(770) 235-5107
Listed By:
Kellie Marten · License #328975
(770) 235-5107
Source:
Xome
Added: Nov 7, 2025
Changed: Aug 12
Last Checked: Aug 23 at 3:03AM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This owner-user office suite includes a reception area, a conference room, multiple office spaces on the first and second floors, and adequate storage. Each office space is supported by a bathroom, and the suite is served by two entrances.
The property is positioned in a convenient area between Downtown Alpharetta and Downtown Roswell.
The layout supports a professional office environment with separate work areas on both levels and dedicated restroom facilities for each office space.
The property is positioned in a convenient area between Downtown Alpharetta and Downtown Roswell.
The layout supports a professional office environment with separate work areas on both levels and dedicated restroom facilities for each office space.
Key Highlights
- Owner‑user office opportunity with reception and conference room
- Office spaces on both first and second floors, with multiple offices each with a bathroom
- Two entrances for the office suite
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
$30,425
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
7.90%
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%
$608,500
$608.5K
Cap Rate 7%
$434,643
$434.6K
Cap Rate 9%
$338,056
$338.1K
Market Conditions
NOI Build-Up for 2,272 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
$54.2K $23.87/SF
− Vacancy
−$13.7K −$6.02/SF
EGI
$40.6K $17.85/SF
− OpEx
−$10.1K −$4.46/SF
NOI
$30.4K $13.39/SF
Area
Fulton 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%
$608,500
Cap Rate 7%
$434,643
Cap Rate 9%
$338,056
Alternative Uses
Best Use
Office B
$434.6K
$380.3K – $507.1K
NOI $30,425 @ 7.0% cap · market cap 7.90%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$635.1K
$555.7K – $741.0K
NOI $44,458 @ 7.0% cap · market cap 11.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,169
Businesses Nearby
Explore this area
Business Placement
Demographics for 30076, GA
43,786
Population
18,169
Households
2.4
Avg Household Size
38
Median Age
59%
College-Educated
92%
High-School Grad
16.0 sq mi
ZIP Area
2,737
Density / Sq Mi
$113,166
Median Household Income
$52,413
Median Earnings
$1,673
Median Rent
$461,300
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 - Owner-user office suite with reception, conference room, and multiple offices across two floors, each with a bathroom.
Where is this office building located?
The property is located at 500 Sun Valley Drive Roswell, GA.
What is the asking price?
The asking price for this property is $385,000.
What are key features of this property?
This property features: Owner‑user office opportunity with reception and conference room; Office spaces on both first and second floors, with multiple offices each with a bathroom; Two entrances for the office suite
