Hotel Site Ready
For Sale
Contact for pricing
3550 N Desert Dr, East Point, GA 30344
1.76 acre parcel approved for 110 room hotel.
Property Size48,000 SF
Lot Size1.76 Acres
Price / SF$48.96
Days on Market1119
Property Features for 3550 N Desert Dr
General Information
Standard status
Active
Size
48,000 SF
Lot size
1.76 Acres
Property subtype
Hospitality
Listing Agency:
Acme Property Group
Listed By:
Zach Rogers · License #359958
(770) 450-9892
Source:
Crexi
Added: Aug 12, 2023
Changed: Aug 27
Last Checked: Aug 31 at 8:37AM
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 Acme Property Group
Investment Insights
Based on property information with market context.
This 1.76-acre property is site-ready for a 110-room hotel. Project and site plans have been approved by Fulton County, and the property has received approval from WoodSpring Suites corporate. The current proposed WoodSpring Suite plans are for a 4-floor mid-rise hotel sized at approximately 48,000 square feet, which will include WoodSpring amenities. The property has immediate access to the 285 Atlanta perimeter and is approximately 4 miles from the Atlanta - Hartsfield Airport. The crossroad, Camp Creek Parkway is a major roadway that leads directly to the airport. The property sits at the corner of North Desert and Camp Creek Parkway atop a hill, providing maximum visibility. The sale includes the land parcel, all hotel site and development plans, available permits, Fulton County approvals for the project, and WoodSpring Suite documentation pertaining to the hotel site. This has been approved for any hotel brand.
Key Highlights
- Approved site plans for a 110‑room hotel, ready for development.
- Strategic location with immediate access to I‑285 and proximity to Hartsfield‑Jackson Atlanta International Airport.
- High visibility location at the corner of Camp Creek Parkway and North Desert.
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
$188,100
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
8.00%
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%
$3,762,000
$3.8M
Cap Rate 7%
$2,687,143
$2.7M
Cap Rate 9%
$2,090,000
$2.1M
Market Conditions
NOI Build-Up for 48,000 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
$720.0K $15.00/SF
− Vacancy
−$324.0K −$6.75/SF
EGI
$396.0K $8.25/SF
− OpEx
−$207.9K −$4.33/SF
NOI
$188.1K $3.92/SF
Area
Fulton County, GA
Vacancy
45.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$3,762,000
Cap Rate 7%
$2,687,143
Cap Rate 9%
$2,090,000
Alternative Uses
Best Use
Hotel Hospitality
$2.69M
$2.35M – $3.14M
NOI $188,100 @ 7.0% cap · market cap 8.00%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$13.42M
$11.74M – $15.65M
NOI $939,249 @ 7.0% cap · market cap 39.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
659
Businesses Nearby
Explore this area
Business Placement
Demographics for 30344, GA
35,365
Population
17,586
Households
2
Avg Household Size
36
Median Age
36%
College-Educated
89%
High-School Grad
12.1 sq mi
ZIP Area
2,923
Density / Sq Mi
$59,647
Median Household Income
$42,108
Median Earnings
$1,315
Median Rent
$240,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Hotel - 1.76 acre parcel approved for 110 room hotel.
Where is this hotel located?
The property is located at 3550 N Desert Dr East Point, GA.
What is the asking price?
The asking price for this property is $2,350,000.
What are key features of this property?
This property features: Approved site plans for a 110‑room hotel, ready for development.; Strategic location with immediate access to I‑285 and proximity to Hartsfield‑Jackson Atlanta International Airport.; High visibility location at the corner of Camp Creek Parkway and North Desert.
