Fenced Industrial Property with
For Sale
$250,000
8085 Connally Drive, Douglasville, GA 30134
Commercial Sale, Douglasville, GA
Property Size2,800 SF
Lot Size0.46 Acres
Price / SF$89.29
Days on Market54
Property Features for 8085 Connally Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Parking Lot
Lot features
Level
Directions
GPS Friendly
Standard status
Active
APN
0825182A007
Size
2,800 SF
Lot size
0.46 Acres
Taxes and HOA fees
Tax Year
2022
Tax Annual Amount
481
Utilities
Utilities
Water Available
Amenities
rail cars
Building Details
Year built
1920
Building materials
Aluminum Siding
Listing Agency:
Keller Williams Realty
(678) 631-1700
Listed By:
Thomas Holt
(404) 518-0114
Added: Jul 6
Changed: Aug 19
Last Checked: Aug 28 at 3:06AM
MLS# 10799364
Copyright © 2026 Georgia Multiple Listing Service. 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 industrial property combines an approximately 2,800-square-foot building with a fenced and enclosed outdoor storage area on approximately 0.46 acres. The building dates to 1920 and features aluminum siding, while the site includes a parking lot and water availability. Rail cars are positioned alongside the storage area, adding a distinctive physical element to the property.
The site is approximately 1 mile from Downtown Douglasville, 0.5 mile from access to Hwy 92, and 1.5 miles from Interstate 20. The property is presented for investment or owner-occupied use, with possible applications including Heavy Industrial, Outdoor Storage, and Automotive.
The site is approximately 1 mile from Downtown Douglasville, 0.5 mile from access to Hwy 92, and 1.5 miles from Interstate 20. The property is presented for investment or owner-occupied use, with possible applications including Heavy Industrial, Outdoor Storage, and Automotive.
Key Highlights
- Approximately 0.46‑acre industrial site
- Approximately 2,800 SF building constructed in 1920
- Enclosed and fenced outdoor storage area
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
$17,057
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
6.82%
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%
$341,140
$341.1K
Cap Rate 7%
$243,671
$243.7K
Cap Rate 9%
$189,522
$189.5K
Market Conditions
NOI Build-Up for 2,800 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
$26.5K $9.48/SF
− Vacancy
−$2.2K −$0.78/SF
EGI
$24.4K $8.70/SF
− OpEx
−$7.3K −$2.61/SF
NOI
$17.1K $6.09/SF
Area
Douglas County, GA
Vacancy
8.20%
Lease Rate
$9.48 /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%
$341,140
Cap Rate 7%
$243,671
Cap Rate 9%
$189,522
Alternative Uses
Best Use
Industrial
$243.7K
$213.2K – $284.3K
NOI $17,057 @ 7.0% cap · market cap 6.82%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$782.7K
$684.9K – $913.2K
NOI $54,790 @ 7.0% cap · market cap 21.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
743
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 Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Industrial property - Industrial building with enclosed outdoor storage, parking, and potential owner-user or investment applications.
Where is this industrial property located?
The property is located at 8085 Connally Drive Douglasville, GA.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Approximately 0.46‑acre industrial site; Approximately 2,800 SF building constructed in 1920; Enclosed and fenced outdoor storage area
