New Construction Office
For Sale
$1,600,000
8655 Dorris Rd, Douglasville, GA 30134
New construction office building near Wellstar Hospital.
Property Size6,322 SF
Price / SF$253.08
Days on Market321
Property Features for 8655 Dorris Rd
General Information
Standard status
Active
Size
6,322 SF
Taxes and HOA fees
Annual Taxes
$23,012
Listing Agency:
Lawson Realty, Inc.
(770) 377-3253
Listed By:
Edward Lawson · License #102397
(770) 377-3253
Source:
Exprealty
Added: Oct 5, 2025
Changed: Aug 12
Last Checked: Aug 20 at 12:47PM
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 Lawson Realty, Inc.
Investment Insights
Based on property information with market context.
This is a metal office building featuring approximately 6375 square feet of space. The property is new construction and is located one block from Wellstar Hospital.
Key Highlights
- New Construction: +/- 6375 sq. ft. metal office building
- Prime location: One block from Wellstar Hospital
- Owner financing available: Owner will hold a 20% second mortgage
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
$84,658
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
5.29%
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%
$1,693,160
$1.7M
Cap Rate 7%
$1,209,400
$1.2M
Cap Rate 9%
$940,644
$940.6K
Market Conditions
NOI Build-Up for 6,322 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
$150.9K $23.87/SF
− Vacancy
−$38.0K −$6.02/SF
EGI
$112.9K $17.85/SF
− OpEx
−$28.2K −$4.46/SF
NOI
$84.7K $13.39/SF
Area
Douglas 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%
$1,693,160
Cap Rate 7%
$1,209,400
Cap Rate 9%
$940,644
Alternative Uses
Best Use
Office B
$1.21M
$1.06M – $1.41M
NOI $84,658 @ 7.0% cap · market cap 5.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.77M
$1.55M – $2.06M
NOI $123,707 @ 7.0% cap · market cap 7.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,522
Businesses Nearby
Explore this area
Business Placement
Demographics for 30134, GA
46,874
Population
17,233
Households
2.7
Avg Household Size
35
Median Age
25%
College-Educated
90%
High-School Grad
52.1 sq mi
ZIP Area
900
Density / Sq Mi
$73,699
Median Household Income
$40,753
Median Earnings
$1,272
Median Rent
$244,500
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - New construction office building near Wellstar Hospital.
Where is this office building located?
The property is located at 8655 Dorris Rd Douglasville, GA.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: New Construction: +/- 6375 sq. ft. metal office building; Prime location: One block from Wellstar Hospital; Owner financing available: Owner will hold a 20% second mortgage
