Auditorium Warehouse
For Sale
$5,000,000
274 , Riverdale, GA 30274
Large industrial building with a former theater layout adaptable to studio, warehouse, and office functions.
Property Size1,986 SF
Lot Size7.60 Acres
Price / SF$119.62
Days on Market34
Property Features for 274
General Information
Standard status
Active
Size
1,986 SF
Lot size
7.60 Acres
Property subtype
Commercial
Additional Details
Warehouse Space
41,800 SF
Amenities
7.6 acres, Level
Metal
Public Sewer
Parcel Number: 13213A A006, Annual Amount: $68,613, Year: 2024
Carpet
Central Air
Central, Electric
Listing ID: 10837429, Standard Status: Active, MLS Status: Active, On market as of 2026-09-01, 14 days on market
528 total parking spaces, Parking Lot
Built in 1986, Construction Materials: Frame
County/Parish: Clayton
Resale
Cable Available, Electricity Available, Natural Gas Available, Phone Available, Sewer Available, Underground Utilities, Water Available, Water Source: Public, 220 Volts, 440 Volts
Close Of Escrow
Water Body Name: NONE
Accessible Approach with Ramp, Accessible Entrance, Accessible Hallway(s)
Other equipment: Furniture
Building Details
Building Size
1,986 SF
Year Built
1986
Buildings
1
Listing Agency:
Homesmart Realty Partners
(404) 419-1004
Listed By:
Anhad Chawla · License #443303
(678) 999-6311
Source:
Blackstreaminternational
Added: Sep 1
Changed: Oct 3
Last Checked: Oct 4 at 10:04AM
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 Homesmart Realty Partners
Investment Insights
Based on property information with market context.
This 41,800-square-foot warehouse building occupies 7.6 acres in Riverdale, Georgia. Constructed in 1986 as a movie theater, the property contains 16 screens and auditoriums that may support movie studio, warehouse, or office use. The existing configuration offers a substantial interior footprint with multiple enclosed spaces.
The property is located at 274 Highway 138 SW, approximately 9 miles from Atlanta Hartsfield-Jackson International Airport. Site plans and a tax plat are provided in the other documents. Access and viewings are not available, and the occupant should not be disturbed.
The property is located at 274 Highway 138 SW, approximately 9 miles from Atlanta Hartsfield-Jackson International Airport. Site plans and a tax plat are provided in the other documents. Access and viewings are not available, and the occupant should not be disturbed.
Key Highlights
- 41,800‑square‑foot warehouse building on 7.6 acres
- Originally built in 1986 as a 16‑screen movie theater
- Multiple auditoriums may support studio, warehouse, or office use
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
$306,847
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
6.14%
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%
$6,136,940
$6.1M
Cap Rate 7%
$4,383,529
$4.4M
Cap Rate 9%
$3,409,411
$3.4M
Market Conditions
NOI Build-Up for 41,800 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
$396.3K $9.48/SF
− Vacancy
−$35.3K −$0.84/SF
EGI
$361.0K $8.64/SF
− OpEx
−$54.1K −$1.30/SF
NOI
$306.8K $7.34/SF
Area
Clayton County, GA
Vacancy
8.90%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
15.00%
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%
$6,136,940
Cap Rate 7%
$4,383,529
Cap Rate 9%
$3,409,411
Alternative Uses
Best Use
Warehouse
$4.38M
$3.84M – $5.11M
NOI $306,847 @ 7.0% cap · market cap 6.14%
Second Best
Industrial
$3.64M
$3.18M – $4.24M
NOI $254,639 @ 7.0% cap · market cap 5.09%
Theoretical Best
Office A
$11.68M
$10.22M – $13.63M
NOI $817,929 @ 7.0% cap · market cap 16.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
155
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 30274, GA
34,537
Population
14,299
Households
2.4
Avg Household Size
34
Median Age
21%
College-Educated
87%
High-School Grad
10.2 sq mi
ZIP Area
3,386
Density / Sq Mi
$50,455
Median Household Income
$33,141
Median Earnings
$1,241
Median Rent
$157,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Warehouse - Large industrial building with a former theater layout adaptable to studio, warehouse, and office functions.
Where is this warehouse located?
The property is located at 274 Riverdale, GA.
What is the asking price?
The asking price for this property is $5,000,000.
What are key features of this property?
This property features: 41,800‑square‑foot warehouse building on 7.6 acres; Originally built in 1986 as a 16‑screen movie theater; Multiple auditoriums may support studio, warehouse, or office use
