Warehouse With Office
For Sale
$2,000,000
85 Johnston Circle, Palmetto, GA 30268
Commercial Sale, Palmetto, GA
Property Size12,500 SF
Lot Size0.90 Acres
Price / SF$160
Days on Market60
Property Features for 85 Johnston Circle
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Indus
Parking
20
Security features
Security Lighting
Window features
Skylight(s)
Interior features
High Ceilings 10 or Greater, Restrooms
Lot features
Private
View
City
Directions
Please use GPS. 25 minutes South of Atlanta Airport.
Standard status
Active
APN
117 7064 012
Size
12,500 SF
Lot size
0.90 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2900
Utilities
Utilities
Cable Available
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
1987
Floors in Building
2
Flooring type
Concrete
Building materials
Aluminum Siding
Roof type
Metal
Listing Agency:
Chapman Hall Realtors
(404) 252-9500
Listed By:
Paul Amina · License #123097
(770) 912-5565
Added: Jul 7
Changed: Aug 25
Last Checked: Sep 4 at 2:06PM
MLS# 7762790
Copyright © 2026 First Multiple Listing Service, Inc. 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 warehouse property includes 10,000 square feet of warehouse area, 2,500 square feet of office space, and an additional 2,500 square feet of attic storage. The building features a concrete floor, metal roof, aluminum siding, restrooms, and ceiling heights of 10 feet or greater. Four 14-foot roll-up doors support warehouse access, while 480-volt service and 33 KW solar panels add notable infrastructure. Skylights, central air, forced-air heating, and cable availability are also provided. Interior improvements include updated LED lighting and painting.
The property occupies 0.9 acres in Palmetto, Georgia, and carries Indus zoning. Built in 1987, the facility is positioned for industrial operations, including the manufacturing and distribution uses identified in the property information. A lease option is also available, with terms subject to negotiation.
The property occupies 0.9 acres in Palmetto, Georgia, and carries Indus zoning. Built in 1987, the facility is positioned for industrial operations, including the manufacturing and distribution uses identified in the property information. A lease option is also available, with terms subject to negotiation.
Key Highlights
- 10,000 SF warehouse area with 2,500 SF of office space
- Additional 2,500 SF of attic storage
- Four 14‑foot roll‑up doors and 480‑volt 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
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?
Warehouse - Industrial facility combining warehouse, office, and attic storage areas with concrete flooring and high ceilings.
Where is this warehouse 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 area with 2,500 SF of office space; Additional 2,500 SF of attic storage; Four 14‑foot roll‑up doors and 480‑volt service
