Two-Building Strip Mall
For Sale
$1,350,000
560 Windy Hill Road SE, Smyrna, GA 30080
Smyrna, GA
Property Size6,017 SF
Lot Size0.58 Acres
Price / SF$224.36
Days on Market279
Property Features for 560 Windy Hill Road SE
General Information
Property type
Commercial Sale
Property subtype
Other
Standard status
Active
Size
6,017 SF
Lot size
0.58 Acres
Building Details
Year built
1968
Listing Agency:
Northwest Office · Berkshire Hathaway HomeServices
(770) 421-8600
Listed By:
Willie F. Smith, MRED · License #405521
(404) 941-0288
Added: Nov 19, 2025
Changed: Aug 25
Last Checked: Aug 25 at 3:06AM
MLS# 10654049
Copyright © 2026 Berkshire Hathaway HomeServices Georgia Properties. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This retail portfolio includes two buildings totaling 6,017 SF on 0.58 acres. The larger improvement contains 4,577 SF configured for 6 tenants, while a separate freestanding building provides 1,440 SF of retail space. The property offers 32 parking spaces plus additional parking at the rear and is currently 86% occupied, with a lease pending. Both buildings were constructed in 1968.
The portfolio fronts Windy Hill Road with 435 feet of road frontage and reported traffic of 40,800 ADT based on GDOT 2025 data. Its location in Smyrna places it minutes from I-75, I-285, The Battery, and South Cobb Drive. Zoning is CG, or Commercial General, with a Mixed Use (MU) future land-use designation.
The portfolio fronts Windy Hill Road with 435 feet of road frontage and reported traffic of 40,800 ADT based on GDOT 2025 data. Its location in Smyrna places it minutes from I-75, I-285, The Battery, and South Cobb Drive. Zoning is CG, or Commercial General, with a Mixed Use (MU) future land-use designation.
Key Highlights
- 6,017 SF retail portfolio on 0.58 acres, sold together
- 4,577 SF strip center with 6 tenants plus a 1,440 SF freestanding retail building
- 435 feet of road frontage on Windy Hill Road
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
86%
Occupancy
Multi-tenant
Tenancy
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Strip mall - Retail portfolio with multiple occupants, rear parking, and commercial general zoning.
Where is this strip mall located?
The property is located at 560 Windy Hill Road 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: 6,017 SF retail portfolio on 0.58 acres, sold together; 4,577 SF strip center with 6 tenants plus a 1,440 SF freestanding retail building; 435 feet of road frontage on Windy Hill Road
