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    Historic Victorian Building in Guyton Title is generated by Realmo AI

    104 Central Boulevard, Guyton, GA 31312

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    Claim this Listing
    For Sale
    $749,000

    SINGLE_FAMILY - Other - Guyton, GA

    Type:Office
    Property size:
    4,476 SF
    Lot size:
    0.37 Acres
    Price / SF:
    $167/SF
    Added:
    Nov 26, 2025
    Days on Market:
    189
    Last Refresh:
    Jun 3 at 1:06 pm

    Property Features for 104 Central Boulevard

    General Information

    Property type
    Residential
    Property subtype
    Office
    Zoning
    C-2
    Bedrooms
    4
    Bathrooms
    3
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 4, Bedroom 3, Bedroom 1, Bedroom 2
    Exterior features
    Fence
    Fencing
    Fenced
    Appliances
    Some Electric Appliances
    Standard status
    Active
    APN
    G0010035A00
    Size
    4,476 SF
    Lot size
    0.37 Acres

    Taxes and HOA fees

    Tax Description
    recorded in deed bk 1330 page 313 plat bk 517 page 237 (out of)

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Natural Gas, Central
    Cooling system
    Electric, Central Air
    Water source
    Public

    Building Details

    Year built
    1883
    Floors in Building
    2
    Flooring type
    Hardwood, Vinyl, Tile
    Building materials
    Wood Siding
    Roof type
    Asphalt
    Architectural style
    Other

    We can help!

    Listing Contact
    Brett Strickland
    Brett Strickland

    Listing agent Brett Strickland License #389644

    Listing office DAI Commercial Realty LLC 17 Park of Commerce Blvd, Savannah, GA

    Listing date Nov 26, 2025

    MLS# SA344425

    Copyright © 2026 Hive MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Historic Victorian‑style building built in 1883 in Guyton's Downtown Overlay District.
    • Commercial zoning with immense potential.
    • 4,476 square feet of versatile space.
    • Located in a highly visible area of downtown Guyton.
    • Features 7 fireplaces.
    • Downtown Development Authority actively revitalizing the historic district.

    Overview

    Located at 104 Central Blvd in Guyton, GA, this historic Victorian-style building was constructed in 1883. The property, originally the summer home of George Ferguson Armstrong and Lucy Camp Armstrong, offers 4,476 square feet of versatile space. Zoned C-2, the building features 7 fireplaces and is situated on a 0.37-acre lot. It is located in a highly visible area within Guyton's Downtown Overlay District. The Guyton Downtown Development Authority is actively working to restore and revitalize the historic district by enhancing streetscapes, supporting local businesses, and preserving the city's architectural charm. This property offers immense potential for a variety of commercial uses in a growing and vibrant community.

    Local Financial Insights For Office B

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $99.4k $22.20
    − Vacancy −$16.4k −$3.66
    EGI $83.0k $18.54
    − OpEx −$20.7k −$4.63
    NOI $62.2k $13.90
    4,476 SF · lease $22.20/SF/yr · vacancy 16.50% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $889.0K
    $777.9K – $1.04M (±1% cap)
    NOI $62,229 @ 7.0% cap · market cap 8.31%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Warehouse
    $4.18M
    $3.66M – $4.88M (±1% cap)
    NOI $292,818 @ 7.0% cap · market cap 39.09%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Office buildings

    Suggested Use

    Restaurant Real Estate Agency Law Firm Spa & Massage Center Auto Repair Shop Hair Salon Gym & Fitness Center Hotel & Motel Pharmacy Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Guyton
    County
    Effingham
    State
    Georgia
    Longitude
    -81.392979
    Latitude
    32.329575

    Nearby Similar for Sale

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      3,808 SF

      Two Residences on One Acre

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      143 Church Hill A Road, Guyton, GA 31312
      View Details
    • $749,000
      4,476 SF

      Historic Victorian Building in Guyton

      Historic Victorian commercial building in downtown Guyton with development potential.
      104 Central Blvd, Guyton, GA, 31312-4846
      View Details
    • $325,500
      1,865 SF

      Spacious Home with Water View

      Four-bedroom home in Guyton with water view and flexible space.
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      View Details

    FAQs

    What type of property is this?
    Office building - Historic Victorian commercial building in downtown Guyton, suitable for various uses.
    Where is this office building located?
    The property is located at 104 Central Boulevard Guyton, GA.
    What is the asking price?
    The asking price for this property is $749,000.
    What are key features of this property?
    This property features: Historic Victorian‑style building built in 1883 in Guyton's Downtown Overlay District.; Commercial zoning with immense potential.; 4,476 square feet of versatile space.
    (912) 547-2812
    We can help!
    Listing Contact
    Brett Strickland
    Brett Strickland
    Real Estate License ID: 389644
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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