Remodeled Office
New
For Sale
$479,900
86 S Zack Hinton Pkwy, McDonough, GA 30253
Recently updated layout includes private workrooms, a large meeting area, kitchen, and on-site parking.
Property Size1,810 SF
Lot Size0.50 Acres
Price / SF$265.14
Days on Market2
Property Features for 86 S Zack Hinton Pkwy
General Information
Standard status
Active
Size
1,810 SF
Total Parking Spaces
16
Lot size
0.50 Acres
Additional Details
Office Units
1
Building Details
Year Built
1958
Buildings
1
Listing Agency:
SouthSide, REALTORS
Listed By:
Brian O'Neal · License #311462
(770) 527-8406
Source:
Broadandmainrealestate
Added: Sep 22
Last Checked: Sep 22 at 1:34PM
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 SouthSide, REALTORS
Investment Insights
Based on property information with market context.
This remodeled office property at 86 S Zack Hinton Pkwy provides approximately 1,810 square feet of workspace on approximately 0.50 acre. The interior includes three private offices, a substantial conference room with room for reception use, a full kitchen, and one bathroom. Two entrances and a handicap-accessible ramp support convenient access for occupants and visitors.
Rear parking accommodates up to 16 vehicles. The property is positioned just off the historic McDonough Square and near the courthouse, downtown McDonough, shopping, dining, and major transportation routes. Built in 1958, the building combines an established structure with a recently updated interior configuration.
Rear parking accommodates up to 16 vehicles. The property is positioned just off the historic McDonough Square and near the courthouse, downtown McDonough, shopping, dining, and major transportation routes. Built in 1958, the building combines an established structure with a recently updated interior configuration.
Key Highlights
- Approximately 1,810 square feet on approximately 0.50 acre
- 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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Open Analytics
Current Use
Lease Details
1
Office units
Location Intelligence
Trade Area within ½ mile
1,062
Businesses Nearby
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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 layout includes private workrooms, a large meeting area, kitchen, and on-site parking.
Where is this office building located?
The property is located at 86 S Zack Hinton Pkwy 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 on approximately 0.50 acre; Three private offices plus a large conference room; Full kitchen and one bathroom
