End-Unit Office
For Sale
$295,000
413 W Montgomery Cross Road, Savannah, GA 31406
Commercial Sale, Savannah, GA
Property Size990 SF
Lot Size0.02 Acres
Price / SF$297.98
Days on Market16
Property Features for 413 W Montgomery Cross Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
PUDISB
Zoning description
Commercial
Bathrooms
1
Half bathrooms
1
Rooms
Bathroom 1
Security features
Security Lighting
Window features
Double Pane Windows
Interior features
Programmable Thermostat
Accessibility
Accessible Approach with Ramp
Appliances
Some Electric Appliances, Electric Water Heater
Directions
From Abercorn Street take Montgomery Cross Road West, 413 West will be on your left.
Standard status
Active
APN
2070001023
Size
990 SF
Lot size
0.02 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Attached as supplement.
Tax Annual Amount
1521
HOA Fee
$157 Monthly
Legal Description
Attached as supplement.
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Electric (Heating), Central, Heat Pump (Heating)
Cooling system
Central Air, Heat Pump, Electric
Water source
Public
Building Details
Year built
2006
Floors in Building
1
Flooring type
Wood
Building materials
Brick, Frame, Vinyl Siding
Roof type
Asphalt
Listing Agency:
The Commercial Group
(912) 354-9000
Listed By:
Joseph Solana · License #435296
(912) 663-9576
Added: Sep 10
Changed: Sep 18
Last Checked: Sep 25 at 7:06AM
MLS# SA364443
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.
This 990-square-foot end-unit office condominium in Montgomery Crossroads Office Park was built in 2006 and carries PUDISB zoning. The layout includes five private offices, a built-in reception desk, waiting area, kitchenette, ADA-accessible restroom, and pull-down attic access for storage. Natural light, LVP flooring, and prominent signage facing Montgomery Cross Road add practical functionality for an office or medical setting.
Located at 413 W Montgomery Cross Road in Savannah, the property has public water and sewer service, central electric heating and cooling with heat-pump systems, and an accessible approach with ramp. Construction includes brick, frame, and vinyl siding, with an asphalt roof.
Located at 413 W Montgomery Cross Road in Savannah, the property has public water and sewer service, central electric heating and cooling with heat-pump systems, and an accessible approach with ramp. Construction includes brick, frame, and vinyl siding, with an asphalt roof.
Key Highlights
- 990‑square‑foot end‑unit office condominium in Montgomery Crossroads Office Park
- Five private offices with built‑in reception desk and waiting area
- Kitchenette, ADA‑accessible restroom, and pull‑down attic storage access
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
$13,764
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
4.67%
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%
$275,280
$275.3K
Cap Rate 7%
$196,629
$196.6K
Cap Rate 9%
$152,933
$152.9K
Market Conditions
NOI Build-Up for 990 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
$22.0K $22.20/SF
− Vacancy
−$3.6K −$3.66/SF
EGI
$18.4K $18.54/SF
− OpEx
−$4.6K −$4.63/SF
NOI
$13.8K $13.90/SF
Area
Savannah, GA
Vacancy
16.50%
Lease Rate
$22.20 /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%
$275,280
Cap Rate 7%
$196,629
Cap Rate 9%
$152,933
Alternative Uses
Best Use
Office B
$196.6K
$172.1K – $229.4K
NOI $13,764 @ 7.0% cap · market cap 4.67%
Second Best
Healthcare Medical
$179.7K
$157.2K – $209.7K
NOI $12,579 @ 7.0% cap · market cap 4.26%
Theoretical Best
Warehouse
$925.2K
$809.6K – $1.08M
NOI $64,765 @ 7.0% cap · market cap 21.95%
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
387
Businesses Nearby
Explore this area
Business Placement
Demographics for 31406, GA
34,579
Population
15,424
Households
2.2
Avg Household Size
39
Median Age
37%
College-Educated
93%
High-School Grad
26.2 sq mi
ZIP Area
1,320
Density / Sq Mi
$66,084
Median Household Income
$41,512
Median Earnings
$1,340
Median Rent
$260,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Savannah, GA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Five private offices, reception, kitchenette, and ADA-accessible restroom support professional or medical use.
Where is this office units located?
The property is located at 413 W Montgomery Cross Road Savannah, GA.
What is the asking price?
The asking price for this property is $295,000.
What are key features of this property?
This property features: 990‑square‑foot end‑unit office condominium in Montgomery Crossroads Office Park; Five private offices with built‑in reception desk and waiting area; Kitchenette, ADA‑accessible restroom, and pull‑down attic storage access
