Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    The Largest CRE Database in the US with Over 1 Million Listings

    120 Montrose St Simons Island, GA 31522

    View on Map
    Sponsored
    For Sale
    $160,000

    Vacant Lot - St Simons Island, GA

    Lot size:
    0.17 Acres
    Days on Market:
    35
    Last Refresh:
    Mar 27 at 2:06 am

    Property Features for 120 Montrose

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    04 12493
    Lot size
    0.17 Acres

    Taxes and HOA fees

    Expense value
    1300
    Expense
    Home Owner Assessments Fee
    Expense freq.
    Annually

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Terry Ledford

    REMAX Town & Country

    Listing agent Terry Ledford

    Listing date Feb 20, 2026

    MLS# 423671 Listing URL

    Copyright © 2026 Northeast Georgia Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    St Simons Island Vacant Lot

    This vacant lot is located in Hampton Plantation, a gated community featuring The King & Prince championship golf course, on St Simons Island. Situated on a cul-de-sac, the property offers a setting conducive to building a home. Residents can enjoy the convenience of a community pool and tennis courts. Underground utilities are in place. The community provides 24-hour security. Hampton Plantation is located close to the local airport.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Restaurant Real Estate Agency Dental Office Gym & Fitness Center Department Store Electronics & Wireless Store Pet Store Arcade & Gaming Center (Bike/Boat/Book/etc) Store

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

    Location Insight

    • Map
    • Local Demand
    City
    St Simons Island
    County
    Glynn
    State
    Georgia
    Longitude
    -82.907123
    Latitude
    32.1574351

    Nearby Similar for Sale

    • $399,000
      1,965 SF

      Versatile Commercial Condo with Dual Units

      Commercial condo with dual units, ideal for live/work or investment.
      107 Center St, St Simons Island, GA 31522
      View Details
    • $995,000

      St. Simons Island Professional Office

      3,000 sq ft professional office building on St. Simons Island.
      110 Island Professional Park, St Simons Island, GA 31522
      View Details
    • Contact for pricing

      St Simons Island Office Space

      Office space with high visibility near shops and restaurants.
      546 Ocean Blvd, St Simons Island, GA 31522
      View Details
    • $325,000
      3,300 SF

      St Simons Office Condo

      Commercial condo on Frederica Road, ideal for income property.
      1700 Frederica Rd, St Simons Island, GA 31522
      View Details
    • Contact for pricing
      300 SF

      St Simons Island Office Suite

      Second-floor office suite on St. Simons Island available for lease.
      504 Beachview Dr, St Simons Island, GA 31522
      View Details
    • $165,000
      0.23 Acres

      Iconic Island Business Opportunity

      Turn-key wine, gift, and entertainment business in Redfern Village.
      208 Redfern Vlg, St Simons Island, GA 31522
      View Details
    • Contact for pricing

      Office Space Near Pier Village

      Office space for lease near the beach and Pier Village.
      613 Beachview Dr, St Simons Island, GA 31522
      View Details
    • Contact for pricing
      1.00 Acre

      St Simons Island Office Space

      Well-appointed office space in a prime St Simons Island location.
      174 Follins Ln, St Simons Island, GA 31522
      View Details
    • $295,000
      3,000 SF

      St. Simons Office Condo For Sale

      Commercial condo in a busy area near many amenities.
      1700 Frederica Rd, St Simons Island, GA 31522
      View Details
    • $782,000
      1,650 SF

      St Simons Island Retail Space

      Commercial retail space on St. Simons Island's highest traffic road.
      3415 Frederica Rd, St Simons Island, GA 31522
      View Details
    • Contact for pricing
      900 SF

      Office Space in Hanover Square

      Centrally located 900 sq. ft. office on Saint Simons.
      1806 Frederica Rd, St Simons Island, GA 31522
      View Details
    • $2,500,000
      5,227 SF

      Restaurant Opportunity in Pier Village

      Restaurant property for sale in St Simons Island, Georgia.
      115 Mallery St St, St Simons Island, GA 31522
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - Vacant lot in Hampton Plantation, St Simons Island, GA.
    Where is this residential land & home lot located?
    The property is located at 120 Montrose St Simons Island, GA.
    What is the asking price?
    The asking price for this property is $160,000.
    What are key features of this property?
    This property features: - Build your dream home in the prestigious, gated Hampton Plantation community on St. Simons Island.; - Located in a cul-de-sac, offering tranquility and an ideal setting.; - Access to community pool and tennis courts for recreation.
    (770) 596-6599
    Request Owner's contact information
    120 Montrose St Simons Island, GA 31522
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    120 Montrose
    St Simons Island, GA 31522
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    120 Montrose St Simons Island, GA 31522
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    We can help!
    Listing Contact
    Terry Ledford
    Real Estate License ID: 161215
    Learn More
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!