Remodeled Office
New
For Sale
$479,900
86 S Zack Hinton Parkway, McDonough, GA 30253
Commercial Sale, Mcdonough, GA
Property Size1,810 SF
Lot Size0.50 Acres
Price / SF$265.14
Days on Market4
Property Features for 86 S Zack Hinton Parkway
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
15
Parking features
Parking Lot
Lot features
Level
Directions
Hwy 81 E through the square to right on S. Zack Hinton Pkwy. Office on the left.
Standard status
Active
APN
M2010003000
Size
1,810 SF
Lot size
0.50 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4884
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
conference room
full kitchen
bathroom
handicap-accessible ramp
Building Details
Year built
1958
Building materials
Brick
Listing Agency:
SouthSide, REALTORS
(770) 914-2122
Listed By:
Brian O'neal · License #311462
(678) 873-0606
Added: Sep 14
Last Checked: Sep 17 at 2:06AM
MLS# 10845479
Copyright © 2026 Georgia Multiple Listing Service. 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.
Recently remodeled office building with approximately 1,810 square feet of functional commercial space. The layout includes three private offices, a large conference room with room for reception, a full kitchen, and one bathroom. Brick construction, central heating, central air, and two entrances support everyday office use, while a handicap-accessible ramp improves access.
The property occupies approximately 0.50 acre at 86 S Zack Hinton Parkway in McDonough, near the historic McDonough Square. Rear parking accommodates up to 16 vehicles, and the site has public water, public sewer, and cable availability. Its proximity to the courthouse, downtown McDonough, shopping, dining, and major transportation routes adds convenient access for office users and visitors.
The property occupies approximately 0.50 acre at 86 S Zack Hinton Parkway in McDonough, near the historic McDonough Square. Rear parking accommodates up to 16 vehicles, and the site has public water, public sewer, and cable availability. Its proximity to the courthouse, downtown McDonough, shopping, dining, and major transportation routes adds convenient access for office users and visitors.
Key Highlights
- Approximately 1,810 square feet of office space
- Three private offices plus a large conference room
- Full kitchen and one bathroom
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
$24,238
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
5.05%
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%
$484,760
$484.8K
Cap Rate 7%
$346,257
$346.3K
Cap Rate 9%
$269,311
$269.3K
Market Conditions
NOI Build-Up for 1,810 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
$43.2K $23.87/SF
− Vacancy
−$10.9K −$6.02/SF
EGI
$32.3K $17.85/SF
− OpEx
−$8.1K −$4.46/SF
NOI
$24.2K $13.39/SF
Area
Henry 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%
$484,760
Cap Rate 7%
$346,257
Cap Rate 9%
$269,311
Alternative Uses
Best Use
Office B
$346.3K
$303.0K – $404.0K
NOI $24,238 @ 7.0% cap · market cap 5.05%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$506.0K
$442.7K – $590.3K
NOI $35,418 @ 7.0% cap · market cap 7.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,062
Businesses Nearby
Explore this area
Business Placement
Demographics for 30253, GA
62,025
Population
22,889
Households
2.7
Avg Household Size
36
Median Age
30%
College-Educated
93%
High-School Grad
46.9 sq mi
ZIP Area
1,322
Density / Sq Mi
$81,601
Median Household Income
$43,433
Median Earnings
$1,627
Median Rent
$281,000
Median Home Value
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Recently updated office property with private offices, a large meeting room, kitchen, and on-site parking.
Where is this office building located?
The property is located at 86 S Zack Hinton Parkway McDonough, GA.
What is the asking price?
The asking price for this property is $479,900.
What are key features of this property?
This property features: Approximately 1,810 square feet of office space; Three private offices plus a large conference room; Full kitchen and one bathroom
