Victorian Live-Work
For Sale
$362,500
322 Fort Lane, Hamilton, GA 31811
Commercial Sale, Hamilton, GA
Property Size2,299 SF
Lot Size0.47 Acres
Price / SF$157.68
Days on Market73
Property Features for 322 Fort Lane
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
R3
Rooms
Basement
Parking
8
Security features
Security
Basement
Crawl Space
Lot features
Interior Lot
Directions
Take Us-27 North / Veterans Parkway Toward Hamilton. As You Enter Hamilton, Turn Left Onto Fort Lane. Continue A Short Distance On Fort Lane. 322 Fort Lane Will Be On The Left.
Subdivision
Harris
Standard status
Active
APN
059A106
Size
2,299 SF
Lot size
0.47 Acres
Utilities
Utilities
Water Available
Heating system
Heat Pump (Heating)
Cooling system
Ceiling Fan(s), Heat Pump
Amenities
hardwood floors
high ceilings
wrap around porch
Building Details
Year built
1920
Floors in Building
1
Number of units
1
Flooring type
Hardwood
Building materials
Frame
Roof type
Asphalt
Listing Agency:
Century 21 Bunn Real Estate
(706) 457-4662
Listed By:
John Bunn · License #139228
(706) 662-0125
Added: Jul 1
Changed: Sep 5
Last Checked: Sep 11 at 6:06AM
MLS# 232717
Copyright © 2026 Columbus Board of Realtors (GA). 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 1920, this 2,299-square-foot live-work property occupies 0.47 acres and combines a restored Victorian-era interior with flexible residential and business areas. The layout includes 3 bedrooms, 3 bathrooms, a yoga studio, office space, and a reception area. Hardwood flooring, high ceilings, a basement, frame construction, and an asphalt roof are among the existing improvements. Heating and cooling are provided by heat-pump systems, with ceiling fans also present.
The property is located at 322 Fort Lane in Hamilton, in the center of the city. A wraparound porch and additional parking at the rear expand the usable exterior areas. The site is zoned R3 and has water available.
The property is located at 322 Fort Lane in Hamilton, in the center of the city. A wraparound porch and additional parking at the rear expand the usable exterior areas. The site is zoned R3 and has water available.
Key Highlights
- 2,299 SF live‑work property on 0.47 acres
- 3 bedrooms and 3 bathrooms
- Yoga studio, office, and reception 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
$27,045
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
7.46%
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%
$540,900
$540.9K
Cap Rate 7%
$386,357
$386.4K
Cap Rate 9%
$300,500
$300.5K
Market Conditions
NOI Build-Up for 2,299 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
$38.9K $16.92/SF
− Vacancy
−$2.8K −$1.24/SF
EGI
$36.1K $15.68/SF
− OpEx
−$9.0K −$3.92/SF
NOI
$27.0K $11.76/SF
Area
Harris County, GA
Vacancy
7.30%
Lease Rate
$16.92 /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%
$540,900
Cap Rate 7%
$386,357
Cap Rate 9%
$300,500
Alternative Uses
Best Use
Office B
$386.4K
$338.1K – $450.8K
NOI $27,045 @ 7.0% cap · market cap 7.46%
Second Best
Mixed Use
$375.7K
$328.7K – $438.3K
NOI $26,298 @ 7.0% cap · market cap 7.25%
Theoretical Best
Office A
$514.4K
$450.1K – $600.1K
NOI $36,008 @ 7.0% cap · market cap 9.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
152
Businesses Nearby
Explore this area
Business Placement
Demographics for 31811, GA
6,274
Population
2,297
Households
2.7
Avg Household Size
40
Median Age
34%
College-Educated
92%
High-School Grad
130.8 sq mi
ZIP Area
48
Density / Sq Mi
$91,290
Median Household Income
$41,865
Median Earnings
$1,028
Median Rent
$266,400
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Live-work space - Restored 1920 property with residential rooms, office functions, a yoga studio, and rear parking.
Where is this live-work space located?
The property is located at 322 Fort Lane Hamilton, GA.
What is the asking price?
The asking price for this property is $362,500.
What are key features of this property?
This property features: 2,299 SF live‑work property on 0.47 acres; 3 bedrooms and 3 bathrooms; Yoga studio, office, and reception area
