Fully Leased Two-Story Office
For Sale
$1,100,000
3651 Mars Hill Road, Watkinsville, GA 30677
Commercial Sale, Watkinsville, GA
Property Size4,692 SF
Lot Size0.05 Acres
Price / SF$234.44
Days on Market86
Property Features for 3651 Mars Hill Road
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
OIP
Zoning description
Commercial
Parking
10
Appliances
Electric Water Heater, Microwave, Refrigerator
Directions
Coming from Athens take 316, turn Left onto Julian Dr. At the stop sign turn Left on to Mars Hill Rd, The Summit At Mars Hill will immediately be on your Right.
Standard status
Active
APN
B 02L 080
Size
4,692 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Year
2018
Tax Description
1632 208
HOA Fee
$1,080 Quarterly
Legal Description
1632 208
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Water source
Public
Amenities
covered entry
Building Details
Year built
2007
Floors in Building
2
Building materials
Brick
Listing Agency:
NAI Elrod Group
(706) 553-1000
Listed By:
Brian Elrod · License #251606
(678) 859-6110
Added: May 27
Changed: Aug 19
Last Checked: Aug 20 at 10:06PM
MLS# CL357888
Copyright © 2026 Hive 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.
Building 800 is a two-story office condominium containing 4,692 square feet and four suites, all currently occupied. Constructed in 2007, the property has a brick-and-frame exterior, a covered entrance, and shared parking. Each suite is configured for professional office use, with central electric heating and cooling and public water and sewer service.
The property is located at 3651 Mars Hill Road in Watkinsville, within The Summit at Mars Hill. Highway 316 and Highway 78 are each less than one mile away. Downtown Athens is approximately 10 minutes from the property, Epps Bridge Centre is nearby, and Atlanta is roughly an hour via Highway 316. The property is zoned OIP.
The property is located at 3651 Mars Hill Road in Watkinsville, within The Summit at Mars Hill. Highway 316 and Highway 78 are each less than one mile away. Downtown Athens is approximately 10 minutes from the property, Epps Bridge Centre is nearby, and Atlanta is roughly an hour via Highway 316. The property is zoned OIP.
Key Highlights
- Fully leased office condominium with all four suites occupied
- 4,692 square feet across two stories
- Built in 2007 with brick‑and‑frame construction
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
$60,732
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
5.52%
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%
$1,214,640
$1.2M
Cap Rate 7%
$867,600
$867.6K
Cap Rate 9%
$674,800
$674.8K
Market Conditions
NOI Build-Up for 4,692 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
$101.3K $21.60/SF
− Vacancy
−$20.4K −$4.34/SF
EGI
$81.0K $17.26/SF
− OpEx
−$20.2K −$4.31/SF
NOI
$60.7K $12.94/SF
Area
Oconee County, GA
Vacancy
20.10%
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%
$1,214,640
Cap Rate 7%
$867,600
Cap Rate 9%
$674,800
Alternative Uses
Best Use
Office B
$867.6K
$759.2K – $1.01M
NOI $60,732 @ 7.0% cap · market cap 5.52%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.13M
$989.7K – $1.32M
NOI $79,177 @ 7.0% cap · market cap 7.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Office units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
154
Businesses Nearby
Explore this area
Business Placement
Demographics for 30677, GA
20,579
Population
7,797
Households
2.6
Avg Household Size
41
Median Age
55%
College-Educated
97%
High-School Grad
122.2 sq mi
ZIP Area
168
Density / Sq Mi
$103,165
Median Household Income
$49,399
Median Earnings
$1,403
Median Rent
$394,800
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 - Four occupied suites offer built-out professional office space within a brick-and-frame condominium building.
Where is this office building located?
The property is located at 3651 Mars Hill Road Watkinsville, GA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Fully leased office condominium with all four suites occupied; 4,692 square feet across two stories; Built in 2007 with brick‑and‑frame construction
