Medical Office Building with Direct
New
For Sale
$2,500,000
8480 Holcomb Bridge Rd, Alpharetta, GA 30022
Two-level medical office property with an occupied first floor and convenient second-floor access from the rear parking area.
Property Size7,275 SF
Price / SF$343.64
Days on Market5
Property Features for 8480 Holcomb Bridge Rd
General Information
Standard status
Active
Size
7,275 SF
Building Details
Year Built
2007
Listing Agency:
BHHS Georgia Properties
(404) 290-4612
Listed By:
Barry Joyner · License #104747
Source:
Harmonandharmon
Added: Aug 15
Changed: Aug 16
Last Checked: Aug 18 at 11:08AM
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 BHHS Georgia Properties
Investment Insights
Based on property information with market context.
This 7,275 SF medical office building was constructed in 2007 and includes two floors. The first floor is leased to ALL Care, a primary and immediate medical care facility, with 3 years remaining on the lease.
The second floor can be reached directly from the back parking lot without using stairs, providing a separate access point within the building’s existing configuration. The property is located at 8480 Holcomb Bridge Rd in Alpharetta, Georgia 30022.
The second floor can be reached directly from the back parking lot without using stairs, providing a separate access point within the building’s existing configuration. The property is located at 8480 Holcomb Bridge Rd in Alpharetta, Georgia 30022.
Key Highlights
- 7,275 SF medical office building constructed in 2007
- First floor leased to ALL Care, a primary and immediate medical care facility
- 3 years remaining on the first‑floor lease
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
$105,480
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
4.22%
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%
$2,109,600
$2.1M
Cap Rate 7%
$1,506,857
$1.5M
Cap Rate 9%
$1,172,000
$1.2M
Market Conditions
NOI Build-Up for 7,275 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
$196.4K $27.00/SF
− Vacancy
−$20.6K −$2.84/SF
EGI
$175.8K $24.17/SF
− OpEx
−$70.3K −$9.67/SF
NOI
$105.5K $14.50/SF
Area
Fulton County, GA
Vacancy
10.50%
Lease Rate
$27.00 /SF/Yr
Expense Ratio
40.00%
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%
$2,109,600
Cap Rate 7%
$1,506,857
Cap Rate 9%
$1,172,000
Alternative Uses
Best Use
Healthcare Medical
$1.51M
$1.32M – $1.76M
NOI $105,480 @ 7.0% cap · market cap 4.22%
Second Best
Office B
$1.39M
$1.22M – $1.62M
NOI $97,420 @ 7.0% cap · market cap 3.90%
Theoretical Best
Office A
$2.03M
$1.78M – $2.37M
NOI $142,355 @ 7.0% cap · market cap 5.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
441
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 30022, GA
66,667
Population
24,330
Households
2.7
Avg Household Size
40
Median Age
68%
College-Educated
95%
High-School Grad
23.7 sq mi
ZIP Area
2,813
Density / Sq Mi
$153,022
Median Household Income
$74,500
Median Earnings
$1,966
Median Rent
$589,400
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.
Similar Off Market Nearby
- Veterinary Medical Center — 8750 Nesbit Ferry Rd, Alpharetta, GA 30022
- Pet Med Plus — 2848 Holcomb Bridge Rd, Alpharetta, GA 30022
Frequently Asked Questions
What type of property is this?
Medical Office Space - Two-level medical office property with an occupied first floor and convenient second-floor access from the rear parking area.
Where is this medical office space located?
The property is located at 8480 Holcomb Bridge Rd Alpharetta, GA.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: 7,275 SF medical office building constructed in 2007; First floor leased to ALL Care, a primary and immediate medical care facility; 3 years remaining on the first‑floor lease
