Flex Space with Office and
For Sale
$450,000
5262 Bouldercrest Road, Ellenwood, GA 30294
Flex space with office, retail, and special-purpose use options, built in 1960.
Property Size3,900 SF
Price / SF$230.77
Days on Market32
Property Features for 5262 Bouldercrest Road
General Information
Standard status
Active
Size
3,900 SF
Property subtype
Industrial
Taxes and HOA fees
Annual Taxes
$3,045
Building Details
Building Size
3,900 SF
Year Built
1960
Listing Agency:
Michael Bailey Commercial Realty
(478) 262-5859
Listed By:
Michael Bailey · License #H79944
Source:
Beacham
Added: Jul 23
Changed: Aug 23
Last Checked: Aug 21 at 8:15PM
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 Michael Bailey Commercial Realty
Investment Insights
Based on property information with market context.
This flex space property is configured for mixed use, with office, retail, and special-purpose space options. The building includes 1,950 SF of total space and was built in 1960.
Located at 5262 Bouldercrest Rd in Ellenwood, GA, the property’s design supports a tenant mix that can combine office and storefront-style space within the same facility. Its flex format can also accommodate special-purpose needs depending on the operational requirements.
For tenants seeking a compact footprint that can serve office and retail functions from one address, this property’s overall configuration and 1,950 SF size make it a practical option to evaluate.
Located at 5262 Bouldercrest Rd in Ellenwood, GA, the property’s design supports a tenant mix that can combine office and storefront-style space within the same facility. Its flex format can also accommodate special-purpose needs depending on the operational requirements.
For tenants seeking a compact footprint that can serve office and retail functions from one address, this property’s overall configuration and 1,950 SF size make it a practical option to evaluate.
Key Highlights
- Mixed‑use flex space with office, retail, and special‑purpose use options
- 1,950 SF total space
- Built in 1960
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
$27,427
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
6.09%
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%
$548,540
$548.5K
Cap Rate 7%
$391,814
$391.8K
Cap Rate 9%
$304,744
$304.7K
Market Conditions
NOI Build-Up for 1,950 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
$42.8K $21.96/SF
− Vacancy
−$3.6K −$1.87/SF
EGI
$39.2K $20.09/SF
− OpEx
−$11.8K −$6.03/SF
NOI
$27.4K $14.07/SF
Area
DeKalb County, GA
Vacancy
8.50%
Lease Rate
$21.96 /SF/Yr
Expense Ratio
30.00%
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%
$548,540
Cap Rate 7%
$391,814
Cap Rate 9%
$304,744
Alternative Uses
Best Use
Retail
$391.8K
$342.8K – $457.1K
NOI $27,427 @ 7.0% cap · market cap 6.09%
Second Best
Office B
$373.0K
$326.4K – $435.2K
NOI $26,113 @ 7.0% cap · market cap 5.80%
Theoretical Best
Office A
$545.1K
$477.0K – $636.0K
NOI $38,157 @ 7.0% cap · market cap 8.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
137
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 30294, GA
43,552
Population
16,191
Households
2.7
Avg Household Size
39
Median Age
27%
College-Educated
90%
High-School Grad
32.7 sq mi
ZIP Area
1,332
Density / Sq Mi
$76,731
Median Household Income
$44,075
Median Earnings
$1,622
Median Rent
$233,300
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?
Flex space - Flex space with office, retail, and special-purpose use options, built in 1960.
Where is this flex space located?
The property is located at 5262 Bouldercrest Road Ellenwood, GA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Mixed‑use flex space with office, retail, and special‑purpose use options; 1,950 SF total space; Built in 1960
