Warehouse with Office and Roll-Up
For Sale
$2,000,000
85 Johnston Circle, Palmetto, GA 30268
Warehouse includes skylights and four 14' roll-up doors, with attached office and attic storage.
Property Size12,500 SF
Price / SF$160
Days on Market71
Property Features for 85 Johnston Circle
General Information
Standard status
Active
Size
12,500 SF
Property subtype
Industrial
Additional Details
Flexible Term
Yes
Heavy Power
Yes
Taxes and HOA fees
Annual Taxes
$2,900
Amenities
Central Air
3
Indus
20 Parking Spaces.
City
180X225X180X225
Asphalt.
Building Details
Year Built
1987
Stories
2
Listing Agency:
(404) 252-9500
Listed By:
Chapman Hall Realtors
(770) 912-5565
Source:
Xome
Added: Jun 29
Changed: Sep 1
Last Checked: Sep 7 at 6:05AM
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 Chapman Hall Realtors
Investment Insights
Based on property information with market context.
This for-sale warehouse and flex property includes approximately 10,000 SF of warehouse space built on an 8" metal slab, plus 2,500 SF of office space and an additional 2,500 SF of attic storage. The warehouse is equipped with skylights, 33 KW solar panels, and 480-volt service. Improvements include new interior painting and new interior LED lighting.
Access is provided by four 14' roll-up doors. The property also features an office component designed to support on-site operations, along with overhead attic storage for additional capacity.
The asset is presented as suitable for small manufacturing or distribution uses, with flexibility for potential leasing mentioned in the listing materials.
Access is provided by four 14' roll-up doors. The property also features an office component designed to support on-site operations, along with overhead attic storage for additional capacity.
The asset is presented as suitable for small manufacturing or distribution uses, with flexibility for potential leasing mentioned in the listing materials.
Key Highlights
- 10,000 SF warehouse on an 8" metal slab plus 2,500 SF office and 2,500 SF attic storage
- Warehouse features skylights and 4 x 14' roll‑up doors
- 33 KW solar panels and 480‑volt electrical service
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
$91,760
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
4.59%
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%
$1,835,200
$1.8M
Cap Rate 7%
$1,310,857
$1.3M
Cap Rate 9%
$1,019,556
$1.0M
Market Conditions
NOI Build-Up for 12,500 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
$118.5K $9.48/SF
− Vacancy
−$10.5K −$0.84/SF
EGI
$108.0K $8.64/SF
− OpEx
−$16.2K −$1.30/SF
NOI
$91.8K $7.34/SF
Area
Fulton County, GA
Vacancy
8.90%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
15.00%
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%
$1,835,200
Cap Rate 7%
$1,310,857
Cap Rate 9%
$1,019,556
Alternative Uses
Best Use
Warehouse
$1.31M
$1.15M – $1.53M
NOI $91,760 @ 7.0% cap · market cap 4.59%
Second Best
Industrial
$1.09M
$951.9K – $1.27M
NOI $76,148 @ 7.0% cap · market cap 3.81%
Theoretical Best
Office A
$3.49M
$3.06M – $4.08M
NOI $244,596 @ 7.0% cap · market cap 12.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
51
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 30268, GA
10,560
Population
4,641
Households
2.3
Avg Household Size
40
Median Age
29%
College-Educated
87%
High-School Grad
69.2 sq mi
ZIP Area
153
Density / Sq Mi
$71,792
Median Household Income
$39,430
Median Earnings
$1,224
Median Rent
$252,300
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Warehouse includes skylights and four 14' roll-up doors, with attached office and attic storage.
Where is this flex space located?
The property is located at 85 Johnston Circle Palmetto, GA.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: 10,000 SF warehouse on an 8" metal slab plus 2,500 SF office and 2,500 SF attic storage; Warehouse features skylights and 4 x 14' roll‑up doors; 33 KW solar panels and 480‑volt electrical service
