Office Unit with Owner-User
For Sale
$275,000
500 Sun Valley Drive Unit C1, Roswell, GA 30076
Versatile suite includes reception, multiple offices, a kitchenette, restroom, and an existing rear-office lease.
Property Size1,136 SF
Price / SF$242.08
Days on Market432
Property Features for 500 Sun Valley Drive Unit C1
General Information
Standard status
Active
Size
1,136 SF
Property subtype
Office
Additional Details
HOA Fee
$366.67
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$1,700
Amenities
Central Air
3
C3
Parking. Corner Lot.
5 Parking Spaces. Lot.
Other
Business Park, Corner, Paved Road.
Building Details
Year Built
1993
Stories
1
Listing Agency:
EXP Realty, LLC.
(770) 519-2389
Listed By:
Tyler Nash
(770) 519-2389
Source:
Xome
Added: Jun 26, 2025
Changed: Aug 31
Last Checked: Aug 31 at 12:18AM
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 EXP Realty, LLC.
Investment Insights
Based on property information with market context.
This 1,136-square-foot office unit in a 1993 business park offers a flexible arrangement for professional occupancy. The suite includes a reception area, adaptable work area, kitchenette, restroom, two standard offices, and a large office that was formerly divided into two rooms. The rear office is leased, creating an owner-user configuration with an existing occupant in part of the space.
Recent improvements include ceiling fans, plantation shutters, Wi-Fi-enabled entry, a security alarm, keypad access for each office, soundproofed interior walls, solar screens on south-facing windows, and R-40+ attic insulation. Central air is also included. The property has five parking spaces and sits near the Mansell exit of GA-400 in Roswell, within an office complex where exterior maintenance, landscaping, pest and termite service, water, sewer, and trash are covered through the association.
Recent improvements include ceiling fans, plantation shutters, Wi-Fi-enabled entry, a security alarm, keypad access for each office, soundproofed interior walls, solar screens on south-facing windows, and R-40+ attic insulation. Central air is also included. The property has five parking spaces and sits near the Mansell exit of GA-400 in Roswell, within an office complex where exterior maintenance, landscaping, pest and termite service, water, sewer, and trash are covered through the association.
Key Highlights
- 1,136 SF office unit in a 1993 business park
- Reception, flexible work area, kitchenette, restroom, and four office areas
- Rear office is currently leased for an owner‑user configuration
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
$15,212
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
5.53%
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%
$304,240
$304.2K
Cap Rate 7%
$217,314
$217.3K
Cap Rate 9%
$169,022
$169.0K
Market Conditions
NOI Build-Up for 1,136 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
$27.1K $23.87/SF
− Vacancy
−$6.8K −$6.02/SF
EGI
$20.3K $17.85/SF
− OpEx
−$5.1K −$4.46/SF
NOI
$15.2K $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%
$304,240
Cap Rate 7%
$217,314
Cap Rate 9%
$169,022
Alternative Uses
Best Use
Office B
$217.3K
$190.2K – $253.5K
NOI $15,212 @ 7.0% cap · market cap 5.53%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$317.6K
$277.9K – $370.5K
NOI $22,229 @ 7.0% cap · market cap 8.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
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 units - Versatile suite includes reception, multiple offices, a kitchenette, restroom, and an existing rear-office lease.
Where is this office units located?
The property is located at 500 Sun Valley Drive Unit C1 Roswell, GA.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: 1,136 SF office unit in a 1993 business park; Reception, flexible work area, kitchenette, restroom, and four office areas; Rear office is currently leased for an owner‑user configuration
