Office Building with Core-and-Shell
For Sale
$995,000
2080 Bowman Park, Macon, GA 31210
COMMERCIAL - Macon, GA
Property Size7,480 SF
Lot Size1.00 Acre
Price / SF$133.02
Days on Market183
Property Features for 2080 Bowman Park
General Information
Property type
Commercial Sale
Property subtype
Office
Property condition
Under Construction
Parking features
Parking Lot
Lot features
Level, Near Public Transit
Directions
Use GPS for best route.
Standard status
Active
APN
K0030554
Size
7,480 SF
Lot size
1.00 Acre
Taxes and HOA fees
Tax Year
25
Tax Annual Amount
3300
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2026
Flooring type
Vinyl
Building materials
Brick
Listing Agency:
PrimePoint Ventures
(478) 394-4545
Listed By:
George Emami · License #216409
(706) 207-0383
Added: Feb 9
Changed: Aug 4
Last Checked: Aug 11 at 1:06AM
MLS# 10687976
Copyright © 2026 Georgia Multiple Listing Service. 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 7,480-square-foot office building is under construction on a 1-acre parcel. The planned structure features a finished exterior with a dried-in core-and-shell interior, brick construction, vinyl flooring, central heating, central air, and permanent power. Customized interior buildout is available for the completed shell.
The property provides access to I-75 and is located in Macon, Georgia. Public water and public sewer serve the site, while cable service is available. A dedicated parking lot is included, supporting office operations and potential buildout configurations for healthcare, retail, or high-end service uses identified for the property.
The property provides access to I-75 and is located in Macon, Georgia. Public water and public sewer serve the site, while cable service is available. A dedicated parking lot is included, supporting office operations and potential buildout configurations for healthcare, retail, or high-end service uses identified for the property.
Key Highlights
- 7,480‑square‑foot office building on 1 acre
- Core‑and‑shell structure with dried‑in interior and finished exterior
- Permanent power already in place
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
$73,244
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
7.36%
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%
$1,464,880
$1.5M
Cap Rate 7%
$1,046,343
$1.0M
Cap Rate 9%
$813,822
$813.8K
Market Conditions
NOI Build-Up for 7,480 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
$143.6K $19.20/SF
− Vacancy
−$46.0K −$6.14/SF
EGI
$97.7K $13.06/SF
− OpEx
−$24.4K −$3.26/SF
NOI
$73.2K $9.79/SF
Area
Macon, GA
Vacancy
32.00%
Lease Rate
$19.20 /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%
$1,464,880
Cap Rate 7%
$1,046,343
Cap Rate 9%
$813,822
Alternative Uses
Best Use
Healthcare Medical
$1.43M
$1.25M – $1.67M
NOI $100,172 @ 7.0% cap · market cap 10.07%
Second Best
Office B
$1.05M
$915.6K – $1.22M
NOI $73,244 @ 7.0% cap · market cap 7.36%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
529
Businesses Nearby
Explore this area
Business Placement
Demographics for 31210, GA
35,345
Population
15,768
Households
2.2
Avg Household Size
39
Median Age
48%
College-Educated
95%
High-School Grad
41.3 sq mi
ZIP Area
856
Density / Sq Mi
$82,158
Median Household Income
$44,231
Median Earnings
$1,260
Median Rent
$259,600
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 - Under-construction office building with permanent power, central HVAC, and public water and sewer service.
Where is this office building located?
The property is located at 2080 Bowman Park Macon, GA.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: 7,480‑square‑foot office building on 1 acre; Core‑and‑shell structure with dried‑in interior and finished exterior; Permanent power already in place
