Office Unit With Conference
New
For Sale
$385,000
500 Sun Valley Dr, Roswell, GA 30076
Two-story office unit with reception, multiple offices, storage, and two entrances.
Property Size2,272 SF
Price / SF$169.45
Days on Market3
Property Features for 500 Sun Valley Dr
General Information
Standard status
Active
Size
2,272 SF
Additional Details
Floor
First and Second
Building Details
Year Built
1993
Listing Agency:
Coldwell Banker Realty
(770) 235-5107
Listed By:
Kellie Marten · License #328975
Source:
Harmonandharmon
Added: Aug 8
Changed: Aug 9
Last Checked: Aug 9 at 9:56AM
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 2,272-square-foot office unit, built in 1993, is arranged across two floors with a reception area, multiple office spaces, a conference room, and dedicated storage. Bathrooms are provided on both the first and second floors, and the property has two separate entrances.
The property is located at 500 Sun Valley Dr in Roswell, positioned between Downtown Alpharetta and Downtown Roswell. Its existing office layout supports an owner-user seeking a functional workplace with private offices, meeting space, reception, and storage in one setting.
The property is located at 500 Sun Valley Dr in Roswell, positioned between Downtown Alpharetta and Downtown Roswell. Its existing office layout supports an owner-user seeking a functional workplace with private offices, meeting space, reception, and storage in one setting.
Key Highlights
- 2,272 SF office unit across first and second floors
- Reception area, multiple office spaces, conference room, and storage
- Bathrooms provided on both the first and second floors
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Two-story office unit with reception, multiple offices, storage, and two entrances.
Where is this office units located?
The property is located at 500 Sun Valley Dr 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: 2,272 SF office unit across first and second floors; Reception area, multiple office spaces, conference room, and storage; Bathrooms provided on both the first and second floors
