Office Unit with
For Sale
$425,000
6197 Dallas Hwy, Douglasville, GA 30134
Front-office improvements include reception, customer waiting, break, and storage areas.
Property Size1,136 SF
Lot Size0.50 Acres
Price / SF$374.12
Days on Market326
Property Features for 6197 Dallas Hwy
General Information
Standard status
Active
Size
1,136 SF
Lot size
0.50 Acres
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$2,179
Listing Agency:
envision realty group
(786) 325-6305
Listed By:
Michelle Avery
(770) 842-7547
Source:
Exprealty
Added: Oct 9, 2025
Changed: Aug 30
Last Checked: Aug 30 at 4:28AM
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 envision realty group
Investment Insights
Based on property information with market context.
The property includes a front office building arranged with a reception area, customer waiting room, break room, and storage space. A separate 24-by-36-foot garage is positioned at the rear of the property, providing additional enclosed utility space.
The property occupies 0.5 acre near I-20 and US-78, also known as Veterans Memorial Hwy. Downtown Douglasville is only minutes away, placing the office setting within convenient reach of the surrounding community.
The property occupies 0.5 acre near I-20 and US-78, also known as Veterans Memorial Hwy. Downtown Douglasville is only minutes away, placing the office setting within convenient reach of the surrounding community.
Key Highlights
- Front office includes reception, customer waiting, break room, and storage areas
- Separate 24x36 garage at the rear of the property
- Property occupies 0.5 acre
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
3.58%
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
Douglas 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 3.58%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$317.6K
$277.9K – $370.5K
NOI $22,229 @ 7.0% cap · market cap 5.23%
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
101
Businesses Nearby
Explore this area
Business Placement
Demographics for 30134, GA
46,874
Population
17,233
Households
2.7
Avg Household Size
35
Median Age
25%
College-Educated
90%
High-School Grad
52.1 sq mi
ZIP Area
900
Density / Sq Mi
$73,699
Median Household Income
$40,753
Median Earnings
$1,272
Median Rent
$244,500
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 - Front-office improvements include reception, customer waiting, break, and storage areas.
Where is this office units located?
The property is located at 6197 Dallas Hwy Douglasville, GA.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Front office includes reception, customer waiting, break room, and storage areas; Separate 24x36 garage at the rear of the property; Property occupies 0.5 acre
