Prime Development Site on Commerce
For Sale
$1,250,000
2850 Commerce Road, Athens, GA 30607
Land, Athens, GA
Property Size3,600 SF
Lot Size6.15 Acres
Price / SF$347.22
Days on Market202
Property Features for 2850 Commerce Road
General Information
Property type
Land
Property subtype
Other
Elementary school
Fowler Drive
Middle school
Coile
High school
Cedar Shoals
Directions
From downtown Athens, head west to E. Hancock Ave, turn right, then left onto College Ave. Continue 0.8 miles, turn left onto Dr. Martin Luther King Jr. Pkwy, which becomes Commerce Rd. Travel 3.4 miles. 2850 Commerce Rd will be on your right.
Standard status
Active
APN
102B 008
Size
3,600 SF
Lot size
6.15 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
1210
Utilities
Water source
Public
Listing Agency:
Keller Williams Greater Athens · Keller Williams Realty
(706) 316-2900
Listed By:
Erik S Peraza · License #436292
(706) 319-5586
Added: Feb 4
Changed: Aug 19
Last Checked: Aug 25 at 12:06PM
MLS# 10688805
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.
Located at 2850 Commerce Road in Athens, GA, this 6.15-acre site offers a development opportunity with 502 feet of frontage on US-441/Commerce Road. Situated between Athens and Commerce, the property benefits from high average daily traffic on Commerce Road (US-441) and proximity to Newton Bridge Rd, with projected traffic growth. The site is located within a rapidly expanding retail and residential corridor. Currently zoned Agricultural Residential, the property is positioned for rezoning, with the owner willing to collaborate with a buyer through the rezoning process. Potential uses include convenience retail, restaurants, mixed-use developments, RV parks, subdivisions, or corporate campuses. Existing infrastructure includes three water hookups and a 3,600-square-foot red iron steel building with 25-foot ceilings. The Athens-Clarke County population exceeds 128,600 residents, with the broader Athens metropolitan area exceeding 220,000. The area features a diverse and growing population, anchored by the University of Georgia and a dynamic local economy.
Key Highlights
- High‑visibility location with 502 feet of frontage on US‑441/Commerce Road.
- Substantial 6.15‑acre site in a rapidly expanding retail and residential corridor.
- Strong demographic fundamentals in the Athens market area.
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
$53,654
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
4.29%
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%
$1,073,080
$1.1M
Cap Rate 7%
$766,486
$766.5K
Cap Rate 9%
$596,156
$596.2K
Market Conditions
NOI Build-Up for 3,600 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
$77.8K $21.60/SF
− Vacancy
−$6.2K −$1.73/SF
EGI
$71.5K $19.87/SF
− OpEx
−$17.9K −$4.97/SF
NOI
$53.7K $14.90/SF
Area
Athens, GA
Vacancy
8.00%
Lease Rate
$21.60 /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%
$1,073,080
Cap Rate 7%
$766,486
Cap Rate 9%
$596,156
Alternative Uses
Best Use
Specialty Retail
$766.5K
$670.7K – $894.2K
NOI $53,654 @ 7.0% cap · market cap 4.29%
Second Best
Retail
$581.3K
$508.6K – $678.1K
NOI $40,688 @ 7.0% cap · market cap 3.26%
Theoretical Best
Office A
$867.9K
$759.4K – $1.01M
NOI $60,750 @ 7.0% cap · market cap 4.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
41
Businesses Nearby
Explore this area
Business Placement
Demographics for 30607, GA
11,383
Population
4,504
Households
2.5
Avg Household Size
37
Median Age
36%
College-Educated
85%
High-School Grad
37.2 sq mi
ZIP Area
306
Density / Sq Mi
$63,727
Median Household Income
$35,972
Median Earnings
$1,012
Median Rent
$235,000
Median Home Value
Market
Vacancy Rate% for Retail 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?
Commercial land - High-visibility 6.15-acre site suitable for retail or mixed-use development.
Where is this commercial land located?
The property is located at 2850 Commerce Road Athens, GA.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: High‑visibility location with 502 feet of frontage on US‑441/Commerce Road.; Substantial 6.15‑acre site in a rapidly expanding retail and residential corridor.; Strong demographic fundamentals in the Athens market area.
