Versatile Commercial Property For
For Sale
Contact for pricing
3228 New Macland Road, Powder Springs, GA 30127
Office, retail, restaurant, or daycare location with redevelopment potential.
Property Size1,160 SF
Lot Size0.50 Acres
Price / SF$314.66
Days on Market770
Property Features for 3228 New Macland Road
General Information
Standard status
Active
Size
1,160 SF
Class
C
Lot size
0.50 Acres
Property subtype
Office, Retail
Zoning
NRC
Building Details
Year Built
1949
Buildings
2
Stories
1
Listing Agency:
RE/MAX Around Atlanta Realty
(404) 488-4663
Listed By:
Dean Gudlauski · License #298686
Source:
Crexi
Added: Jul 13, 2024
Changed: Aug 14
Last Checked: Aug 20 at 5:48AM
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 RE/MAX Around Atlanta Realty
Investment Insights
Based on property information with market context.
This commercial property presents an opportunity for businesses seeking a new location. The existing structure, currently featuring a residential floor plan, is suitable for office, professional services, general business, daycare, restaurant, or retail use. The property includes a storage building at the rear, which can be retained or removed based on the tenant's needs. All structures could be torn down and rebuilt to suit. The property includes 0.5 acre of usable land, with an additional adjacent 0.5 acre lot that is level and cleared, potentially suitable for a franchise or other business development. The front yard has the potential to be converted into a paved parking area accommodating approximately 10-15 vehicles. The 1160 square foot site offers excellent access directly across from a strip center and commercial intersection, and is located in close proximity to residential neighborhoods and public schools.
Key Highlights
- 0. 5 acre lot suitable for business build, franchise, or other development.
- Versatile site suitable for office, professional services, general business, daycare, restaurant, or retail.
- Existing structure with residential floor plan ready for tenant build out or improvement.
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
$15,534
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
4.26%
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%
$310,680
$310.7K
Cap Rate 7%
$221,914
$221.9K
Cap Rate 9%
$172,600
$172.6K
Market Conditions
NOI Build-Up for 1,160 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
$27.7K $23.87/SF
− Vacancy
−$7.0K −$6.02/SF
EGI
$20.7K $17.85/SF
− OpEx
−$5.2K −$4.46/SF
NOI
$15.5K $13.39/SF
Area
Cobb 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%
$310,680
Cap Rate 7%
$221,914
Cap Rate 9%
$172,600
Alternative Uses
Best Use
Office B
$221.9K
$194.2K – $258.9K
NOI $15,534 @ 7.0% cap · market cap 4.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$325.7K
$285.0K – $380.0K
NOI $22,801 @ 7.0% cap · market cap 6.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
125
Businesses Nearby
Explore this area
Business Placement
Demographics for 30127, GA
68,574
Population
25,289
Households
2.7
Avg Household Size
40
Median Age
40%
College-Educated
92%
High-School Grad
51.3 sq mi
ZIP Area
1,337
Density / Sq Mi
$104,997
Median Household Income
$48,049
Median Earnings
$1,800
Median Rent
$322,800
Median Home Value
Market
Vacancy Rate% for Office 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?
Office units - Office, retail, restaurant, or daycare location with redevelopment potential.
Where is this office units located?
The property is located at 3228 New Macland Road Powder Springs, GA.
What is the asking price?
The asking price for this property is $365,000.
What are key features of this property?
This property features: 0. 5 acre lot suitable for business build, franchise, or other development.; Versatile site suitable for office, professional services, general business, daycare, restaurant, or retail.; Existing structure with residential floor plan ready for tenant build out or improvement.
