Single-Tenant Office
For Sale
Contact for pricing
7840 ROSWELL RD, Sandy Springs, GA 30350
Built in 1986, this 6,895 SF office building is fully occupied and offered for sale.
Property Size6,895 SF
Price / SF$195.79
Days on Market123
Property Features for 7840 ROSWELL RD
General Information
Standard status
Active
Size
6,895 SF
Property subtype
Office, Mixed Use
Zoning
C1C
Occupancy
100%
Net Operating Income
$96,525
Building Details
Year Built
1986
Stories
1
Units
82
Tenancy
Single
Listing Agency:
KW Commercial First Atlanta
Listed By:
Rocky Kaufmann · License #GA 248712
(770) 992-3356
Source:
Crexi
Added: May 7
Changed: Sep 4
Last Checked: Sep 6 at 1:13AM
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 KW Commercial First Atlanta
Investment Insights
Based on property information with market context.
This sale offering presents a meticulously maintained office building of 6,895 square feet, constructed in 1986. The property is presented with 100% occupancy and an established tenant base.
Located at 7840 Roswell Rd in Sandy Springs, Georgia, the building sits within the Sandy Springs commercial market.
As a fully occupied office asset, it is positioned as an income-producing property for investors seeking an existing, stabilized tenancy.
Located at 7840 Roswell Rd in Sandy Springs, Georgia, the building sits within the Sandy Springs commercial market.
As a fully occupied office asset, it is positioned as an income-producing property for investors seeking an existing, stabilized tenancy.
Key Highlights
- 6,895 SF office building built in 1986
- 100% occupancy with immediate income potential
- Fully occupied office building offered for sale
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
$107,790
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
7.98%
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%
$2,155,800
$2.2M
Cap Rate 7%
$1,539,857
$1.5M
Cap Rate 9%
$1,197,667
$1.2M
Market Conditions
NOI Build-Up for 6,895 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
$186.2K $27.00/SF
− Vacancy
−$42.4K −$6.16/SF
EGI
$143.7K $20.84/SF
− OpEx
−$35.9K −$5.21/SF
NOI
$107.8K $15.63/SF
Area
Sandy Springs, GA
Vacancy
22.80%
Lease Rate
$27.00 /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%
$2,155,800
Cap Rate 7%
$1,539,857
Cap Rate 9%
$1,197,667
Alternative Uses
Best Use
Office B
$1.54M
$1.35M – $1.80M
NOI $107,790 @ 7.0% cap · market cap 7.98%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.38M
$2.09M – $2.78M
NOI $166,814 @ 7.0% cap · market cap 12.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
610
Businesses Nearby
Explore this area
Business Placement
Demographics for 30350, GA
35,882
Population
19,892
Households
1.8
Avg Household Size
36
Median Age
63%
College-Educated
98%
High-School Grad
12.6 sq mi
ZIP Area
2,848
Density / Sq Mi
$84,633
Median Household Income
$57,899
Median Earnings
$1,645
Median Rent
$512,800
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 building - Built in 1986, this 6,895 SF office building is fully occupied and offered for sale.
Where is this office building located?
The property is located at 7840 ROSWELL RD Sandy Springs, 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: 6,895 SF office building built in 1986; 100% occupancy with immediate income potential; Fully occupied office building offered for sale
