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    Madison GA Live/Work Opportunity Title is generated by Realmo AI

    270 S Main Street, Madison, GA 30650

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    For Sale
    $799,000

    COMMERCIAL - Madison, GA

    Property size:
    5,000 SF
    Lot size:
    0.58 Acres
    Price / SF:
    $159/SF
    Added:
    Nov 13, 2025
    Days on Market:
    191
    Last Refresh:
    May 23 at 12:06 am

    Property Features for 270 S Main Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Parking features
    Parking Lot
    Standard status
    Active
    APN
    M19 044
    Size
    5,000 SF
    Lot size
    0.58 Acres

    Taxes and HOA fees

    Tax Year
    2023
    Tax Annual Amount
    3802

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Central
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    1895
    Building materials
    Wood Siding

    We can help!

    Listing Contact
    Ashley Hunt
    Ashley Hunt

    Listing agent Ashley Hunt License #247464

    Listing office Madison Realty 121 E Jefferson Street, Madison, GA

    Listing date Nov 13, 2025

    MLS# 10643208

    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.

    HighLights

    • Zoned P‑2: Allows for commercial and residential use, offering live/work flexibility.
    • Historic Character: Features hardwood floors, tall ceilings, antique glass windows, and pocket doors.
    • Ample Paved Parking: Includes a parking lot in the back.
    • Desirable Location: Situated in downtown Madison.
    • Central Heating and Cooling: Equipped with central air.
    • Full Dirt Basement: Offers additional storage.

    Overview

    This circa 1895 property, located in downtown Madison, Georgia, is zoned P-2 and suitable for live/work use. The property offers the potential for commercial use on the main floor and residential living on the second floor. The building retains historic character with hardwood floors, tall ceilings, antique glass windows, and pocket doors. It includes a full dirt basement and ample paved parking in the back. The property size is 5000 square feet and the lot size is 0.58 acres. Permitted uses are subject to city approval; restaurants and retail food stores are not permitted.

    Financial Insights

    Value Estimation Calculated for Apartment 5plus

    Conservative
    $746.3K
    NOI $67,170 @ 9.00% cap · cautious / downside scenario
    Moderate
    $959.6K
    NOI $67,170 @ 7.00% cap · market / base-case scenario
    Aggressive
    $1.34M
    NOI $67,170 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    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.
         Calculated for Apartment 5plus

    Component $ $/SF
    Gross rent $130.2k $26.04
    − Vacancy −$8.1k −$1.61
    EGI $122.1k $24.43
    − OpEx −$55.0k −$10.99
    NOI $67.2k $13.43
    5,000 SF · lease $26.04/SF/yr · vacancy 6.20% · expense 45.00%

    Alternative Use Scenarios

    Best Use
    Apartment 5plus
    $959.6K
    $839.6K – $1.12M (±1% cap)
    NOI $67,170 @ 7.0% cap · market cap 8.41%
    Second Best
    Office B
    $956.5K
    $836.9K – $1.12M (±1% cap)
    NOI $66,955 @ 7.0% cap · market cap 8.38%
    Theoretical Best
    Office A
    $1.40M
    $1.22M – $1.63M (±1% cap)
    NOI $97,838 @ 7.0% cap · market cap 12.25%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    SPARKL (Bike/Boat/Book/etc) Store

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Madison
    County
    Morgan
    State
    Georgia
    Longitude
    -83.469356
    Latitude
    33.593863

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    FAQs

    What type of property is this?
    Live-work space - Circa 1895 home zoned P-2 for live/work use.
    Where is this live-work space located?
    The property is located at 270 S Main Street Madison, GA.
    What is the asking price?
    The asking price for this property is $799,000.
    What are key features of this property?
    This property features: Zoned P‑2: Allows for commercial and residential use, offering live/work flexibility.; **Historic Character: Features hardwood floors, tall ceilings, antique glass windows, and pocket doors.**; **Ample Paved Parking: Includes a parking lot in the back.**
    (706) 474-2467
    We can help!
    Listing Contact
    Ashley Hunt
    Ashley Hunt
    Real Estate License ID: 247464
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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.

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