Historic Mixed-Use
For Sale
$1,095,000
1317 Newcastle Street, Brunswick, GA 31520
Commercial Sale, Brunswick, GA
Property Size9,900 SF
Lot Size0.12 Acres
Price / SF$110.61
Days on Market30
Property Features for 1317 Newcastle Street
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Old Town
Directions
South on Newcastle Street from Gloucester. Property is down the street on the right past Monck St.
Standard status
Active
APN
01-07821
Size
9,900 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Description
Unit A 1317 Newcastle Street
Legal Description
Unit A 1317 Newcastle Street
Building Details
Year built
1894
Floors in Building
2
Number of units
3
Building materials
Brick
Listing Agency:
Sea Island Properties
(912) 638-5161
Listed By:
Chris Moline · License #349008
(912) 266-1101
Added: Aug 7
Changed: Aug 19
Last Checked: Sep 5 at 10:06AM
MLS# 2001744
Copyright © 2026 Golden Isles Association 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.
Investment Insights
Based on property information with market context.
Built in 1894, this brick mixed-use property encompasses 9,900 square feet across three addresses on Newcastle Street. The ground floor contains two retail or restaurant spaces, while the upper level offers potential for six to ten lofts or office space. Architectural plans for six second-floor lofts are prepared for permitting and contractor bidding.
Capital work completed within the last 6 years includes a solid concrete rear wall, stucco, roof and ceiling joists, structural supports, a steel-beam-supported facade, and eight custom Pella windows. The original staircase was retained and strengthened, and replica front doors were crafted from reclaimed heart pine salvaged from the second-floor ceiling joists. Asbestos abatement, a clean Phase I Environmental assessment, and a Shupe Survey have been completed.
The property is in Downtown Brunswick's Enterprise Zone and Tax Allocation District and remains eligible for Historic Tax Credits. It is next door to Silver Bluff Brewery and near I-95, Jekyll Island, and Saint Simons Island.
Capital work completed within the last 6 years includes a solid concrete rear wall, stucco, roof and ceiling joists, structural supports, a steel-beam-supported facade, and eight custom Pella windows. The original staircase was retained and strengthened, and replica front doors were crafted from reclaimed heart pine salvaged from the second-floor ceiling joists. Asbestos abatement, a clean Phase I Environmental assessment, and a Shupe Survey have been completed.
The property is in Downtown Brunswick's Enterprise Zone and Tax Allocation District and remains eligible for Historic Tax Credits. It is next door to Silver Bluff Brewery and near I-95, Jekyll Island, and Saint Simons Island.
Key Highlights
- 9,900‑square‑foot brick mixed‑use building constructed in 1894
- Three addresses with 2 ground‑floor retail or restaurant spaces
- Plans prepared for six second‑floor lofts, ready for permit and contractor bidding
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
$88,209
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
8.06%
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%
$1,764,180
$1.8M
Cap Rate 7%
$1,260,129
$1.3M
Cap Rate 9%
$980,100
$980.1K
Market Conditions
NOI Build-Up for 9,900 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
$160.4K $16.20/SF
− Vacancy
−$19.2K −$1.94/SF
EGI
$141.1K $14.26/SF
− OpEx
−$52.9K −$5.35/SF
NOI
$88.2K $8.91/SF
Area
Glynn County, GA
Vacancy
12.00%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
37.50%
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%
$1,764,180
Cap Rate 7%
$1,260,129
Cap Rate 9%
$980,100
Alternative Uses
Best Use
Mixed Use
$1.26M
$1.10M – $1.47M
NOI $88,209 @ 7.0% cap · market cap 8.06%
Second Best
Retail
$1.24M
$1.08M – $1.44M
NOI $86,549 @ 7.0% cap · market cap 7.90%
Theoretical Best
Office A
$2.05M
$1.80M – $2.40M
NOI $143,824 @ 7.0% cap · market cap 13.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,088
Businesses Nearby
Explore this area
Business Placement
Demographics for 31520, GA
22,726
Population
10,619
Households
2.1
Avg Household Size
39
Median Age
16%
College-Educated
84%
High-School Grad
20.1 sq mi
ZIP Area
1,131
Density / Sq Mi
$37,652
Median Household Income
$26,292
Median Earnings
$936
Median Rent
$135,100
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Brick commercial property with two ground-floor retail or restaurant spaces and planned upper-level loft conversion.
Where is this mixed-use property located?
The property is located at 1317 Newcastle Street Brunswick, GA.
What is the asking price?
The asking price for this property is $1,095,000.
What are key features of this property?
This property features: 9,900‑square‑foot brick mixed‑use building constructed in 1894; Three addresses with 2 ground‑floor retail or restaurant spaces; Plans prepared for six second‑floor lofts, ready for permit and contractor bidding
