Freestanding Office
For Sale
$234,000
3554 Hilton Avenue, Columbus, GA 31904
Commercial Sale, Columbus, GA
Property Size1,782 SF
Lot Size0.30 Acres
Price / SF$131.31
Days on Market41
Property Features for 3554 Hilton Avenue
General Information
Property type
Commercial Sale
Property subtype
Office
Parking
12
Parking features
Parking Lot
Fencing
Fenced, Privacy
Lot features
Level, Near Public Transit
Directions
From Manchester Expressway, turn left. Turn right on Woodruff Rd, & continue onto Hilton Ave. Property is on left. If you pass walking trail, you have gone too far.
Standard status
Active
APN
186 004 018
Size
1,782 SF
Lot size
0.30 Acres
Taxes and HOA fees
Tax Year
25
Tax Annual Amount
3173
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Heat Pump (Heating), Central, Electric (Heating), Hot Water(Heating)
Cooling system
Central Air, Gas (Cooling), Electric
Water source
Public
Amenities
walking trail and bike path
detached storage outbuilding
Building Details
Year built
1954
Flooring type
Vinyl
Building materials
Frame
Roof type
Composition
Listing Agency:
Normand Real Estate
(706) 395-5424
Listed By:
Melissa Brown · License #87052
(706) 412-9420
Added: Jul 24
Changed: Aug 19
Last Checked: Sep 2 at 3:06PM
MLS# 10812714
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 freestanding office building contains 1,782 square feet on a 0.3-acre lot and was constructed in 1954. Recent improvements include a new roof, HVAC system, and premium insulation. The property also includes a detached storage outbuilding, an active retail machine license, vinyl flooring, and a fenced private parking lot with 12+ off-street spaces. Public water and sewer serve the site.
Located at 3554 Hilton Avenue in Columbus’s Midtown district, the building directly adjoins the Fall Line Trace walking and cycling trail. The property carries approved sub-uses for office, medical, and retail applications, providing a range of documented commercial configurations within the existing standalone structure.
Located at 3554 Hilton Avenue in Columbus’s Midtown district, the building directly adjoins the Fall Line Trace walking and cycling trail. The property carries approved sub-uses for office, medical, and retail applications, providing a range of documented commercial configurations within the existing standalone structure.
Key Highlights
- 1,782‑square‑foot freestanding office building on 0.3 acres
- New roof, HVAC system, and premium insulation
- 12+ off‑street spaces in a private paved parking lot
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
$20,963
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
8.96%
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%
$419,260
$419.3K
Cap Rate 7%
$299,471
$299.5K
Cap Rate 9%
$232,922
$232.9K
Market Conditions
NOI Build-Up for 1,782 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
$30.2K $16.92/SF
− Vacancy
−$2.2K −$1.24/SF
EGI
$28.0K $15.68/SF
− OpEx
−$7.0K −$3.92/SF
NOI
$21.0K $11.76/SF
Area
Columbus, 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%
$419,260
Cap Rate 7%
$299,471
Cap Rate 9%
$232,922
Alternative Uses
Best Use
Retail
$310.1K
$271.3K – $361.8K
NOI $21,706 @ 7.0% cap · market cap 9.28%
Second Best
Office B
$299.5K
$262.0K – $349.4K
NOI $20,963 @ 7.0% cap · market cap 8.96%
Theoretical Best
Office A
$398.7K
$348.9K – $465.2K
NOI $27,911 @ 7.0% cap · market cap 11.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
937
Businesses Nearby
Explore this area
Business Placement
Demographics for 31904, GA
36,947
Population
15,947
Households
2.3
Avg Household Size
39
Median Age
31%
College-Educated
88%
High-School Grad
27.5 sq mi
ZIP Area
1,344
Density / Sq Mi
$65,625
Median Household Income
$42,573
Median Earnings
$1,036
Median Rent
$216,100
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 building - Updated systems, private parking, and approved office, medical, and retail sub-uses support varied commercial operations.
Where is this office building located?
The property is located at 3554 Hilton Avenue Columbus, GA.
What is the asking price?
The asking price for this property is $234,000.
What are key features of this property?
This property features: 1,782‑square‑foot freestanding office building on 0.3 acres; New roof, HVAC system, and premium insulation; 12+ off‑street spaces in a private paved parking lot
