Add Listing
    For Lease
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search

    855 Gaines School Road Athens, GA 30605

    View on Map
    Claim this Listing
    New
    For Lease
    $2,500/Mo $10 SF/Yr (calc)

    COMMERCIAL - Athens, GA

    Type:Office
    Property size:
    2,744 SF
    Added:
    May 5, 2026
    Days on Market:
    4
    Last Refresh:
    May 8 at 3:06 pm

    Property Features for 855 Gaines School Road

    General Information

    Property type
    Commercial Lease
    Property subtype
    Office
    Appliances
    Dishwasher, Electric Water Heater, Refrigerator
    Standard status
    Active
    APN
    241 097A
    Size
    2,744 SF

    Taxes and HOA fees

    Tax Description
    241 097A

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Electric (Heating), Central
    Cooling system
    Central Air, Electric
    Water source
    Public

    Building Details

    Year built
    2013
    Floors in Building
    2
    Flooring type
    Carpet
    Building materials
    Brick

    We can help!

    Listing Contact
    Thomas Gay

    Listing agent Thomas Gay License #335177

    Listing office Carriage House Realty, Inc. P.O. Box 81135, Athens, GA

    Listing date May 5, 2026

    MLS# CL355402

    Copyright © 2026 Hive MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Tons of open flex space
    • 3 large private offices
    • Large kitchen area
    • 2 bathrooms
    • Brick construction
    • Dishwasher and Refrigerator included

    Overview

    Office Space in Athens, GA

    This commercial space, located in Athens, GA, features a flexible layout suitable for office use. The suite includes a large open area, complemented by three private offices. A sizable kitchen area is also incorporated into the space, along with two bathrooms. The suite is accessed via a private interior staircase from the main entrance on the lower level of the building. Please note that elevator access to the rentable space is not available. The property encompasses a total area of 2744 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Taqueria La Parrilla Restaurant The Woodrum Firm, P.C. Law Firm Carriage House Realty, ... Property Management Company Odyssey Nursing Home Nancy Denney Real Estate Agency

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Athens
    County
    Clarke
    State
    Georgia
    Longitude
    -83.333496
    Latitude
    33.930917

    Nearby Similar for Lease

    • $20 SF/Yr

      Modern Commercial/Industrial Live/Work Space

      Stylish 3,000 sq ft space in a growing Athens location.
      151 Fritz Mar Lane, Athens, GA 30601
      View Details
    • $2,750/Mo

      Medical Office Space Available Now

      Prime East Athens location, move-in ready medical office space.
      1060 Gaines School Road, Athens, GA 30605
      View Details
    • $2,400/Mo

      East Athens Office Space Available

      Office space for rent in growing East Athens area.
      770 Gaines School Road, Athens, GA 30605
      View Details
    • $4,000/Mo

      Spacious Office Space in Athens

      Prime office space in East Athens with flexible options.
      770 Gaines School Road, Athens, GA 30605
      View Details
    • $6,000/Mo

      Spacious Office in East Athens

      7548 sqft office space available for rent in Athens, GA.
      770 Gaines School Road, Athens, GA 30605
      View Details
    • $1,895/Mo

      Creative Space in Leathers Building

      Unique commercial space with mezzanine in iconic Athens building.
      675 Pulaski Street, Athens, GA 30601
      View Details
    • $1,700/Mo

      Office Space Near UGA

      Commercial space with multiple offices, meeting room, and reception.
      3720 Atlanta Highway, Athens, GA 30606
      View Details
    • $3,645/Mo

      Athens Commercial Space For Lease

      Versatile commercial space suitable for market, club, bar, or retail.
      215 Tallassee Road, Athens, GA 30606
      View Details
    • $25 SF/Yr

      New Commercial Space on Oconee

      New 2,865 SF commercial space for lease in Athens, GA.
      1280 Oconee Street, Athens, GA 30605
      View Details
    • $25 SF/Yr

      New Commercial Space on Oconee

      Energy-efficient commercial space in a dynamic Athens corridor. Delivery August 2026.
      1280 Oconee Street, Athens, GA 30605
      View Details
    • $3,645/Mo

      Athens Commercial Space For Lease

      Versatile commercial space suitable for market, club, bar, or store.
      215 Tallassee Road, Athens, GA 30606
      View Details
    • $2,343/Mo

      Downtown Athens Commercial Space

      Prime location for retail or office in downtown Athens.
      240 Clayton Street, Athens, GA 30601
      View Details

    FAQs

    What type of property is this?
    Office units - Office suite featuring open flex space, private offices, and kitchen.
    Where is this office units located?
    The property is located at 855 Gaines School Road Athens, GA.
    What is the lease rate?
    The lease rate is $2,500 /Mo.
    What are key features of this property?
    This property features: Tons of open flex space; 3 large private offices; Large kitchen area
    (706) 340-1763
    We can help!
    Listing Contact
    Thomas Gay
    Real Estate License ID: 335177
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    855 Gaines School Road, Athens, GA 30605
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!