Two-Tenant Medical
For Sale
$2,250,000
8480 Holcomb Bridge Road, Alpharetta, GA 30022
Alpharetta, GA
Property Size7,275 SF
Price / SF$309.28
Days on Market383
Property Features for 8480 Holcomb Bridge Road
General Information
Property type
Commercial Sale
Property subtype
Other
Standard status
Active
Size
7,275 SF
Building Details
Year built
2007
Listing Agency:
Alpharetta / North Fulton Office · Berkshire Hathaway HomeServices
(770) 475-0505
Listed By:
Barry Joyner · License #104747
(404) 290-4612
Added: Aug 11, 2025
Changed: Aug 26
Last Checked: Aug 28 at 9:06PM
MLS# 10610482
Copyright © 2026 Berkshire Hathaway HomeServices Georgia Properties. 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 7,275-square-foot medical center was constructed in 2007 and renovated in 2021 and 2026. The two-story layout includes separate occupancies, with ALL Care operating a primary and immediate medical care facility on the first floor and Atlanta Gold & Coin occupying the second floor.
The property is located at 8480 Holcomb Bridge Road in Alpharetta, within the Ellard Center. Holcomb Bridge Road carries reported traffic of more than 40,000 cars per day, providing a prominent setting for the building. ALL Care has 3 years remaining on its lease. The property is offered with a reported 6.6% cap rate.
The property is located at 8480 Holcomb Bridge Road in Alpharetta, within the Ellard Center. Holcomb Bridge Road carries reported traffic of more than 40,000 cars per day, providing a prominent setting for the building. ALL Care has 3 years remaining on its lease. The property is offered with a reported 6.6% cap rate.
Key Highlights
- 7,275‑square‑foot medical center in Alpharetta
- Built in 2007; renovated in 2021 and 2026
- Two‑floor occupancy includes ALL Care and Atlanta Gold & Coin
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
4.69%
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 4.69%
Second Best
Retail
$1.33M
$1.17M – $1.56M
NOI $93,376 @ 7.0% cap · market cap 4.15%
Theoretical Best
Office A
$2.03M
$1.78M – $2.37M
NOI $142,355 @ 7.0% cap · market cap 6.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
40,000 VPD
Traffic count
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
441
Businesses Nearby
164k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 43%
Shops & Services 28%
Groceries 20%
Apparel 7%
Kroger
Groceries
32,837 visits/mo
0.2 miles
Chick-fil-A
Dining
27,021 visits/mo
0.1 miles
McDonald's
Dining
18,244 visits/mo
0.3 miles
Kroger Fuel Center
Shops & Services
15,663 visits/mo
0.2 miles
Goodwill
Apparel
10,631 visits/mo
0.1 miles
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical center - Renovated commercial building with medical and specialty retail occupancy across two floors.
Where is this medical center located?
The property is located at 8480 Holcomb Bridge Road Alpharetta, GA.
What is the asking price?
The asking price for this property is $2,250,000.
What are key features of this property?
This property features: 7,275‑square‑foot medical center in Alpharetta; Built in 2007; renovated in 2021 and 2026; Two‑floor occupancy includes ALL Care and Atlanta Gold & Coin
