Standalone Office
For Sale
Contact for pricing
5920 Odell Street, Cumming, GA 30040
Standalone office property within Vickery Village, a master-planned residential and commercial community.
Property Size13,065 SF
Price / SF$244.93
Days on Market45
Property Features for 5920 Odell Street
General Information
Standard status
Active
Size
13,065 SF
Class
B
Property subtype
Office
Zoning
PUD
Additional Details
Highway Access
Yes
Building Details
Year Built
1982
Year Renovated
2024
Buildings
1
Stories
4
Units
1
Listing Agency:
Bagley Commercial Properties
(770) 781-5935
Listed By:
Doug Sills · License #364034
Source:
Crexi
Added: Jul 18
Changed: Aug 30
Last Checked: Aug 30 at 9:19PM
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 Bagley Commercial Properties
Investment Insights
Based on property information with market context.
This standalone office building contains 13,065 square feet and was constructed in 1982. The property is zoned PUD and offers a dedicated commercial building within Vickery Village.
Vickery Village is a master-planned community encompassing approximately 235 acres of residential and commercial space. The building is positioned across from the Polo Fields, with dining and shopping options within the surrounding community. Access to GA400 is approximately 5 miles via Exit 13.
Vickery Village is a master-planned community encompassing approximately 235 acres of residential and commercial space. The building is positioned across from the Polo Fields, with dining and shopping options within the surrounding community. Access to GA400 is approximately 5 miles via Exit 13.
Key Highlights
- 13,065‑square‑foot standalone office building
- Constructed in 1982
- PUD zoning
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
$174,954
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
5.47%
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%
$3,499,080
$3.5M
Cap Rate 7%
$2,499,343
$2.5M
Cap Rate 9%
$1,943,933
$1.9M
Market Conditions
NOI Build-Up for 13,065 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
$311.9K $23.87/SF
− Vacancy
−$78.6K −$6.02/SF
EGI
$233.3K $17.85/SF
− OpEx
−$58.3K −$4.46/SF
NOI
$175.0K $13.39/SF
Area
Forsyth 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%
$3,499,080
Cap Rate 7%
$2,499,343
Cap Rate 9%
$1,943,933
Alternative Uses
Best Use
Office B
$2.50M
$2.19M – $2.92M
NOI $174,954 @ 7.0% cap · market cap 5.47%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.65M
$3.20M – $4.26M
NOI $255,652 @ 7.0% cap · market cap 7.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
231
Businesses Nearby
Explore this area
Business Placement
Demographics for 30040, GA
81,191
Population
27,642
Households
2.9
Avg Household Size
38
Median Age
55%
College-Educated
93%
High-School Grad
57.7 sq mi
ZIP Area
1,407
Density / Sq Mi
$133,028
Median Household Income
$60,926
Median Earnings
$1,883
Median Rent
$474,400
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 building - Standalone office property within Vickery Village, a master-planned residential and commercial community.
Where is this office building located?
The property is located at 5920 Odell Street Cumming, GA.
What is the asking price?
The asking price for this property is $3,200,000.
What are key features of this property?
This property features: 13,065‑square‑foot standalone office building; Constructed in 1982; PUD zoning
