Historic Office Building with Carriage
For Sale
$615,888
Pending
1709 Reynolds Street, Brunswick, GA 31520
Commercial Sale, Brunswick, GA
Property Size4,196 SF
Lot Size0.31 Acres
Days on Market26
Property Features for 1709 Reynolds Street
General Information
Property type
Commercial Sale
Property subtype
Other
Accessibility
Accessible Approach with Ramp
Directions
From Hwy 341 heading South, make a left onto J Street and then a right onto Reynolds, 1709 will be down on your right.
Standard status
Pending
APN
0102176
Size
4,196 SF
Lot size
0.31 Acres
Taxes and HOA fees
Tax Description
656-658INCPT652&653
Legal Description
656-658INCPT652&653
Building Details
Year built
1885
Listing Agency:
Keller Williams Realty Golden Isles
(912) 434-6477
Listed By:
Thomas Cason · License #405030
(912) 704-8223
Added: Aug 3
Changed: Aug 19
Last Checked: Aug 28 at 6:06AM
MLS# 2001638
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.
This 4,196-square-foot office property occupies a 0.31-acre parcel and is arranged across three levels, with broad hallways, formal rooms, French doors, pocket doors, and a prominent open staircase. The interior includes parlor, library, drawing room, dining room, kitchen, pantry, bedrooms, bathrooms, and a morning room. A detached converted carriage house adds separate supporting space. The property was most recently used as a law office and includes an accessible approach with ramp.
Known as the Mahoney-McGarvey House, the Victorian property is listed on the National Register of Historic Places, with the designation dating to 1979. Its grounds include an ornamental iron gate and fountain overlooking a park and the Old Courthouse. The property is zoned MUCCH, providing a defined land-use framework for future ownership and occupancy decisions.
Known as the Mahoney-McGarvey House, the Victorian property is listed on the National Register of Historic Places, with the designation dating to 1979. Its grounds include an ornamental iron gate and fountain overlooking a park and the Old Courthouse. The property is zoned MUCCH, providing a defined land-use framework for future ownership and occupancy decisions.
Key Highlights
- 4,196 square feet on a 0.31‑acre parcel
- Three‑level historic building with formal rooms, wide hallways, French doors, and carved woodwork
- Detached converted Carriage House included
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
$42,711
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
6.93%
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%
$854,220
$854.2K
Cap Rate 7%
$610,157
$610.2K
Cap Rate 9%
$474,567
$474.6K
Market Conditions
NOI Build-Up for 4,196 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
$73.0K $17.40/SF
− Vacancy
−$16.1K −$3.83/SF
EGI
$56.9K $13.57/SF
− OpEx
−$14.2K −$3.39/SF
NOI
$42.7K $10.18/SF
Area
Glynn County, GA
Vacancy
22.00%
Lease Rate
$17.40 /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%
$854,220
Cap Rate 7%
$610,157
Cap Rate 9%
$474,567
Alternative Uses
Best Use
Office B
$610.2K
$533.9K – $711.9K
NOI $42,711 @ 7.0% cap · market cap 6.93%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$870.8K
$762.0K – $1.02M
NOI $60,958 @ 7.0% cap · market cap 9.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,104
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 Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - The property combines an ornate historic residence, a detached carriage house, and accessible entry improvements.
Where is this office building located?
The property is located at 1709 Reynolds Street Brunswick, GA.
What is the asking price?
The asking price for this property is $615,888.
What are key features of this property?
This property features: 4,196 square feet on a 0.31‑acre parcel; Three‑level historic building with formal rooms, wide hallways, French doors, and carved woodwork; Detached converted Carriage House included
