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
Other
Zoning
NC
Rooms
Basement
Parking
12
Security features
Security
Window features
Display Window(s)
Exterior features
Storage, Paved
Fencing
Fenced
Basement
Crawl Space
Lot features
Sidewalks, Street Lights, Free Standing
Directions
From Manchester Expressway, Turn Left. Turn Right On Woodruff Rd, & Continue Onto Hilton Ave. Property Is On Left. If You Pass Trail You Have Gone Too Far.
Subdivision
Muscogee
Standard status
Active
APN
186 004 018
Size
1,782 SF
Lot size
0.30 Acres
Utilities
Utilities
Water Available
Heating system
Electric (Heating), Forced Air, Heat Pump (Heating)
Cooling system
Electric, Heat Pump, Central Air
Amenities
detached storage outbuilding
Building Details
Year built
1954
Floors in Building
1
Number of units
1
Flooring type
Vinyl
Building materials
Frame
Roof type
Asphalt
Additional Structures
Storage
Listing Agency:
Normand Real Estate, LLC
(706) 395-5424
Listed By:
Melissa Brown · License #87052
(706) 412-9420
Added: Jul 24
Changed: Aug 27
Last Checked: Sep 2 at 11:06AM
MLS# 233216
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.
This freestanding office building contains 1,782 square feet on a 0.3-acre lot and was constructed in 1954 with frame construction, vinyl flooring, and a fenced site. Recent property improvements include a new roof, HVAC system, and premium insulation. The building also includes an active retail machine license and a detached storage outbuilding.
A private paved parking area provides 12+ off-street spaces. The property is located at 3554 Hilton Avenue in Columbus, Georgia, and directly adjoins the Fall Line Trace walking and biking trail. NC zoning is in place, with water available at the property. Heating and cooling are provided by electric heat-pump and central-air systems.
A private paved parking area provides 12+ off-street spaces. The property is located at 3554 Hilton Avenue in Columbus, Georgia, and directly adjoins the Fall Line Trace walking and biking trail. NC zoning is in place, with water available at the property. Heating and cooling are provided by electric heat-pump and central-air systems.
Key Highlights
- 1,782‑square‑foot freestanding office building on a 0.3‑acre lot
- NC zoning with water available at the property
- New roof, HVAC system, and premium insulation
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - NC-zoned commercial property with private paved parking, detached storage, and direct access to a local trail corridor.
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 a 0.3‑acre lot; NC zoning with water available at the property; New roof, HVAC system, and premium insulation
