Historic Office Building with
For Sale
$375,000
Pending
8493 Campbellton St, Douglasville, GA 30134
Commercial Sale, Douglasville, GA
Property Size2,380 SF
Lot Size0.46 Acres
Days on Market92
Property Features for 8493 Campbellton St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
O-1
Subdivision
13-Douglas County
Standard status
Pending
Size
2,380 SF
Lot size
0.46 Acres
Taxes and HOA fees
Tax Annual Amount
4513
Amenities
covered front porch
custom built-in bookcases
detached storage building
ramp accessibility
Building Details
Year built
1921
Listing Agency:
Georgia Life Realty
(770) 456-2600
Listed By:
Jessica Rossey
(770) 312-2976
Added: May 23
Changed: Aug 19
Last Checked: Aug 22 at 10:06AM
MLS# 152023
Copyright © 2026 West Metro Board of Realtors. 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.
Position your business in a character-filled setting with this historic professional office property. The approximately 2,380 SF building was built in 1921 and is zoned O-1 (Office-Institutional). It features a reception area, conference room, seven private offices, a flex/storage room, kitchen/file room, restroom, and a central hall with custom built-in bookcases. A large covered front porch adds to the traditional architectural appeal.
The property sits on approximately 0.46 acres on Campbellton Street with convenient access to I-20 and Veterans Memorial Highway. It offers exceptional visibility with strong daily traffic exposure and is directly across from the Douglasville USPS office. The site includes rear parking for several vehicles, ramp accessibility, and a detached storage building.
Previously utilized as a law firm, the layout is well suited for a range of professional users, including attorneys, accountants, insurance agencies, consulting firms, counseling practices, nonprofits, and other office-based organizations. Existing office equipment and filing systems are included, excluding select furniture and personal belongings.
The property sits on approximately 0.46 acres on Campbellton Street with convenient access to I-20 and Veterans Memorial Highway. It offers exceptional visibility with strong daily traffic exposure and is directly across from the Douglasville USPS office. The site includes rear parking for several vehicles, ramp accessibility, and a detached storage building.
Previously utilized as a law firm, the layout is well suited for a range of professional users, including attorneys, accountants, insurance agencies, consulting firms, counseling practices, nonprofits, and other office-based organizations. Existing office equipment and filing systems are included, excluding select furniture and personal belongings.
Key Highlights
- Zoned O‑1 (Office‑Institutional) office building on approximately 0.46 acres
- Approximately 2,380 SF historic office built in 1921 with covered front porch
- Reception area, conference room, seven private offices, and flex/storage room
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
$31,871
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
8.50%
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%
$637,420
$637.4K
Cap Rate 7%
$455,300
$455.3K
Cap Rate 9%
$354,122
$354.1K
Market Conditions
NOI Build-Up for 2,380 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
$56.8K $23.87/SF
− Vacancy
−$14.3K −$6.02/SF
EGI
$42.5K $17.85/SF
− OpEx
−$10.6K −$4.46/SF
NOI
$31.9K $13.39/SF
Area
Douglas County, GA
Vacancy
25.20%
Lease Rate
$23.87 /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%
$637,420
Cap Rate 7%
$455,300
Cap Rate 9%
$354,122
Alternative Uses
Best Use
Office B
$455.3K
$398.4K – $531.2K
NOI $31,871 @ 7.0% cap · market cap 8.50%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$665.3K
$582.1K – $776.2K
NOI $46,571 @ 7.0% cap · market cap 12.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,043
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Zoned O-1 office building with a flexible layout, reception and conference space, seven private offices, and rear parking.
Where is this office building located?
The property is located at 8493 Campbellton St Douglasville, GA.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Zoned O‑1 (Office‑Institutional) office building on approximately 0.46 acres; Approximately 2,380 SF historic office built in 1921 with covered front porch; Reception area, conference room, seven private offices, and flex/storage room
