12-Office Office
For Sale
$525,000
327 Margie Drive, Warner Robins, GA 31088
COMMERCIAL - Warner Robins, GA
Property Size2,280 SF
Lot Size0.33 Acres
Price / SF$230.26
Days on Market123
Property Features for 327 Margie Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C2
Subdivision
Watson Blvd. South to 96
Standard status
Active
Size
2,280 SF
Lot size
0.33 Acres
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Amenities
conference room
kitchen
reception area
bathrooms
Listing Agency:
CENTURY 21 HOMES & INVESTMENTS · Century 21 Real Estate
(478) 328-7721
Listed By:
Helen Hunt · License #239612
(478) 396-7886
Added: Apr 13
Changed: Aug 4
Last Checked: Aug 13 at 12:06PM
MLS# 262279
Copyright © 2026 Central Georgia MLS. 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 office building includes 12 offices plus a large conference room downstairs. The layout supports both shared and separate functions, with kitchen space on both upstairs and downstairs levels, as well as reception areas on each level. There are three bathrooms in the building.
The space can be potentially divided into three separate office spaces: 3 offices downstairs on the right side, 3 offices downstairs on the left side, and 6 offices upstairs. With a C2 zoning designation, the property sits on a 0.33-acre lot and offers a total of 2,280 square feet. Heating is electric and centrally provided, and cooling is central air with electric service.
Located at 327 Margie Drive in Warner Robins, this configuration is well suited for office users looking for flexibility in how space is arranged and offered.
The space can be potentially divided into three separate office spaces: 3 offices downstairs on the right side, 3 offices downstairs on the left side, and 6 offices upstairs. With a C2 zoning designation, the property sits on a 0.33-acre lot and offers a total of 2,280 square feet. Heating is electric and centrally provided, and cooling is central air with electric service.
Located at 327 Margie Drive in Warner Robins, this configuration is well suited for office users looking for flexibility in how space is arranged and offered.
Key Highlights
- 12 offices plus a large conference room downstairs
- Potential to divide into three office spaces: 3 downstairs right, 3 downstairs left, 6 upstairs
- Kitchen space upstairs and downstairs, with reception areas on both levels
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
$23,893
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
4.55%
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%
$477,860
$477.9K
Cap Rate 7%
$341,329
$341.3K
Cap Rate 9%
$265,478
$265.5K
Market Conditions
NOI Build-Up for 2,280 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 $17.04/SF
− Vacancy
−$7.0K −$3.07/SF
EGI
$31.9K $13.97/SF
− OpEx
−$8.0K −$3.49/SF
NOI
$23.9K $10.48/SF
Area
Houston County, GA
Vacancy
18.00%
Lease Rate
$17.04 /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%
$477,860
Cap Rate 7%
$341,329
Cap Rate 9%
$265,478
Alternative Uses
Best Use
Office B
$341.3K
$298.7K – $398.2K
NOI $23,893 @ 7.0% cap · market cap 4.55%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$492.1K
$430.6K – $574.1K
NOI $34,447 @ 7.0% cap · market cap 6.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,168
Businesses Nearby
Explore this area
Business Placement
Demographics for 31088, GA
57,034
Population
24,167
Households
2.4
Avg Household Size
36
Median Age
36%
College-Educated
94%
High-School Grad
29.4 sq mi
ZIP Area
1,940
Density / Sq Mi
$81,507
Median Household Income
$44,764
Median Earnings
$1,224
Median Rent
$189,700
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Zoned C2, 12-office building with central electric heat and central air.
Where is this office units located?
The property is located at 327 Margie Drive Warner Robins, GA.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: 12 offices plus a large conference room downstairs; Potential to divide into three office spaces: 3 downstairs right, 3 downstairs left, 6 upstairs; Kitchen space upstairs and downstairs, with reception areas on both levels
