Four-Office
For Sale
$189,999
F3-11205 Alpharetta Hwy, Roswell, GA 30076
Reception area, two full bathrooms, and storage support client-facing professional use.
Property Size1,067 SF
Price / SF$178.07
Days on Market325
Property Features for F3-11205 Alpharetta Hwy
General Information
Standard status
Active
Size
1,067 SF
Additional Details
HOA Fee
$225
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$1,749
Listing Agency:
NorthGroup Real Estate Inc
(404) 383-6616
Listed By:
Yana Dorobantu
(770) 330-7233
Source:
Exprealty
Added: Oct 30, 2025
Changed: Sep 10
Last Checked: Sep 19 at 12:31PM
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 NorthGroup Real Estate Inc
Investment Insights
Based on property information with market context.
This office unit includes four private offices, two full bathrooms, one storage room, and a welcoming reception area. The layout was formerly used as a children's tutoring center and is positioned for professional services, including real estate, insurance, therapy, and accounting. The unit is described as turnkey and available for immediate occupancy.
Located on Alpharetta Hwy in Roswell, the property offers street frontage, signage opportunities, and parking spaces directly in front of the unit. The property is part of a retail and office strip, providing a combination of office functionality and customer access.
Located on Alpharetta Hwy in Roswell, the property offers street frontage, signage opportunities, and parking spaces directly in front of the unit. The property is part of a retail and office strip, providing a combination of office functionality and customer access.
Key Highlights
- Four private offices for consultations, meetings, or focused work
- Two full bathrooms and one storage room
- Welcoming reception area for clients and visitors
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
$14,288
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
7.52%
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%
$285,760
$285.8K
Cap Rate 7%
$204,114
$204.1K
Cap Rate 9%
$158,756
$158.8K
Market Conditions
NOI Build-Up for 1,067 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
$25.5K $23.87/SF
− Vacancy
−$6.4K −$6.02/SF
EGI
$19.1K $17.85/SF
− OpEx
−$4.8K −$4.46/SF
NOI
$14.3K $13.39/SF
Area
Fulton 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%
$285,760
Cap Rate 7%
$204,114
Cap Rate 9%
$158,756
Alternative Uses
Best Use
Office B
$204.1K
$178.6K – $238.1K
NOI $14,288 @ 7.0% cap · market cap 7.52%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$298.3K
$261.0K – $348.0K
NOI $20,879 @ 7.0% cap · market cap 10.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,725
Businesses Nearby
Explore this area
Business Placement
Demographics for 30076, GA
43,786
Population
18,169
Households
2.4
Avg Household Size
38
Median Age
59%
College-Educated
92%
High-School Grad
16.0 sq mi
ZIP Area
2,737
Density / Sq Mi
$113,166
Median Household Income
$52,413
Median Earnings
$1,673
Median Rent
$461,300
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 units - Reception area, two full bathrooms, and storage support client-facing professional use.
Where is this office units located?
The property is located at F3-11205 Alpharetta Hwy Roswell, GA.
What is the asking price?
The asking price for this property is $189,999.
What are key features of this property?
This property features: Four private offices for consultations, meetings, or focused work; Two full bathrooms and one storage room; Welcoming reception area for clients and visitors
