Interconnected Office
For Sale
$4,950,000
800 Broad St, Rome, GA 30161
Two connected office buildings provide elevator access, private offices, open work areas, and covered parking.
Property Size43,000 SF
Lot Size1.58 Acres
Price / SF$115.12
Days on Market30
Property Features for 800 Broad St
General Information
Standard status
Active
Size
43,000 SF
Total Parking Spaces
119
Elevators
Yes
Lot size
1.58 Acres
Occupancy
90%
Additional Details
Road Access
Yes
Sprinkler System
Yes
Amenities
grand two-story foyer
Building Details
Year Built
1993
Buildings
2
Tenancy
Multi
Listing Agency:
Hardy Realty & Development Company
(706) 291-4321
Listed By:
Ben Levy
Source:
Broadandmainrealestate
Added: Aug 2
Changed: Aug 29
Last Checked: Aug 30 at 7:04PM
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 Hardy Realty & Development Company
Investment Insights
Based on property information with market context.
Built in 1993, this 43,000-square-foot office complex occupies 1.58 acres at 800 Broad St in Rome, Georgia. The property comprises two interconnected, fully sprinklered buildings, each with an elevator. Interior configuration includes numerous private offices and larger open areas that can support cubicle layouts. One building features a two-story foyer, while the overall design accommodates professional, medical, and corporate uses.
The property is 90% leased and includes 119 parking spaces across two levels. Parking amenities include a secure, gated covered garage on the lower level. Approximately 4,400 square feet of suites remain available for lease, providing additional space within the existing office configuration.
The property is 90% leased and includes 119 parking spaces across two levels. Parking amenities include a secure, gated covered garage on the lower level. Approximately 4,400 square feet of suites remain available for lease, providing additional space within the existing office configuration.
Key Highlights
- 43,000 square feet on 1.58 acres
- Two interconnected, fully sprinklered office buildings, each with an elevator
- 90% leased with long‑term, established tenants
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
$353,176
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
7.13%
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%
$7,063,520
$7.1M
Cap Rate 7%
$5,045,371
$5.0M
Cap Rate 9%
$3,924,178
$3.9M
Market Conditions
NOI Build-Up for 43,000 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
$603.7K $14.04/SF
− Vacancy
−$132.8K −$3.09/SF
EGI
$470.9K $10.95/SF
− OpEx
−$117.7K −$2.74/SF
NOI
$353.2K $8.21/SF
Area
Floyd County, GA
Vacancy
22.00%
Lease Rate
$14.04 /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%
$7,063,520
Cap Rate 7%
$5,045,371
Cap Rate 9%
$3,924,178
Alternative Uses
Best Use
Office B
$5.05M
$4.41M – $5.89M
NOI $353,176 @ 7.0% cap · market cap 7.13%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$7.13M
$6.23M – $8.31M
NOI $498,766 @ 7.0% cap · market cap 10.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
90%
Occupancy
Multi-tenant
Tenancy
Yes
Sprinkler system
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,986
Businesses Nearby
Explore this area
Business Placement
Demographics for 30161, GA
35,382
Population
14,924
Households
2.4
Avg Household Size
41
Median Age
27%
College-Educated
85%
High-School Grad
143.3 sq mi
ZIP Area
247
Density / Sq Mi
$60,176
Median Household Income
$34,545
Median Earnings
$1,006
Median Rent
$185,000
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 - Two connected office buildings provide elevator access, private offices, open work areas, and covered parking.
Where is this office building located?
The property is located at 800 Broad St Rome, GA.
What is the asking price?
The asking price for this property is $4,950,000.
What are key features of this property?
This property features: 43,000 square feet on 1.58 acres; Two interconnected, fully sprinklered office buildings, each with an elevator; 90% leased with long‑term, established tenants
