Retail Strip Center and Freestanding
For Sale
$1,350,000
560 Windy Hill Rd Se, Smyrna, GA 30080
Two-property retail portfolio with 435 feet of frontage, 32 parking spaces, and a 6-tenant strip center.
Property Size6,017 SF
Lot Size0.58 Acres
Price / SF$224.36
Days on Market281
Property Features for 560 Windy Hill Rd Se
General Information
Standard status
Active
Size
6,017 SF
Total Parking Spaces
32
Lot size
0.58 Acres
Zoning
CG
Occupancy
100%
Site & Location
Traffic Count
40,800 vehicles/day
Highway Access
Yes
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$9,665
Building Details
Tenancy
Multi
Listing Agency:
BHHS Georgia Properties
(404) 966-0336
Listed By:
Willie Smith · License #405521
(404) 966-0336
Source:
Exprealty
Added: Nov 14, 2025
Changed: Aug 20
Last Checked: Aug 21 at 10:39AM
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 BHHS Georgia Properties
Investment Insights
Based on property information with market context.
This two-property retail portfolio includes a 4,577 SF, 6-tenant strip center plus a 1,440 SF freestanding retail building on 0.58 acres, for a total of 6,017 SF. The property offers 435 feet of road frontage and 32 parking spaces, with additional parking in the rear. Current occupancy is 86%, with a lease pending and expected to return the portfolio to 100% in January 2026.
The assets are located along the Windy Hill Road corridor in the City of Smyrna. The listing reports 40,800 ADT (GDOT 2025) and 435 feet of frontage, supporting visibility from the road. The portfolio is zoned CG (Commercial General) and the future land-use designation is Mixed Use (MU).
For tenants and investors, the mix of a multi-tenant strip center and a standalone retail building provides flexible options within a single ownership. With extensive frontage, dedicated parking, and a zoning position of CG alongside a Mixed Use future land-use designation, the portfolio may also appeal to operators focused on improving and repositioning retail space along a high-traffic arterial. Multiple leasing opportunities are anticipated as the pending lease completes in January 2026.
The assets are located along the Windy Hill Road corridor in the City of Smyrna. The listing reports 40,800 ADT (GDOT 2025) and 435 feet of frontage, supporting visibility from the road. The portfolio is zoned CG (Commercial General) and the future land-use designation is Mixed Use (MU).
For tenants and investors, the mix of a multi-tenant strip center and a standalone retail building provides flexible options within a single ownership. With extensive frontage, dedicated parking, and a zoning position of CG alongside a Mixed Use future land-use designation, the portfolio may also appeal to operators focused on improving and repositioning retail space along a high-traffic arterial. Multiple leasing opportunities are anticipated as the pending lease completes in January 2026.
Key Highlights
- Two‑property retail portfolio totaling 6,017 SF on 0.58 acres with 435' frontage on Windy Hill Rd
- Includes a 4,577 SF, 6‑tenant strip center (560 Windy Hill) plus a 1,440 SF freestanding retail building (570 Windy Hill)
- 32 parking spaces plus additional rear parking
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
$84,631
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
6.27%
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%
$1,692,620
$1.7M
Cap Rate 7%
$1,209,014
$1.2M
Cap Rate 9%
$940,344
$940.3K
Market Conditions
NOI Build-Up for 6,017 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
$132.1K $21.96/SF
− Vacancy
−$11.2K −$1.87/SF
EGI
$120.9K $20.09/SF
− OpEx
−$36.3K −$6.03/SF
NOI
$84.6K $14.07/SF
Area
Cobb 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%
$1,692,620
Cap Rate 7%
$1,209,014
Cap Rate 9%
$940,344
Alternative Uses
Best Use
Retail
$1.21M
$1.06M – $1.41M
NOI $84,631 @ 7.0% cap · market cap 6.27%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.69M
$1.48M – $1.97M
NOI $118,270 @ 7.0% cap · market cap 8.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
40,800 VPD
Traffic count
100%
Occupancy
Multi-tenant
Tenancy
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
701
Businesses Nearby
110k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 69%
Dining 30%
Electronics 1%
Dollar Tree
Shops & Services
23,034 visits/mo
0.3 miles
Bank of America
Shops & Services
11,719 visits/mo
0.1 miles
Wendy's
Dining
10,663 visits/mo
0.2 miles
Waffle House
Dining
8,409 visits/mo
0.3 miles
Family Dollar
Shops & Services
7,271 visits/mo
0.3 miles
Demographics for 30080, GA
52,125
Population
27,081
Households
1.9
Avg Household Size
35
Median Age
58%
College-Educated
94%
High-School Grad
12.6 sq mi
ZIP Area
4,137
Density / Sq Mi
$87,949
Median Household Income
$59,267
Median Earnings
$1,660
Median Rent
$409,700
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Strip mall - Two-property retail portfolio with 435 feet of frontage, 32 parking spaces, and a 6-tenant strip center.
Where is this strip mall located?
The property is located at 560 Windy Hill Rd Se Smyrna, GA.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Two‑property retail portfolio totaling 6,017 SF on 0.58 acres with 435' frontage on Windy Hill Rd; Includes a 4,577 SF, 6‑tenant strip center (560 Windy Hill) plus a 1,440 SF freestanding retail building (570 Windy Hill); 32 parking spaces plus additional rear parking
