Second-Floor Office
For Sale
$139,900
7505 Waters Avenue, Savannah, GA 31406
Commercial Sale, Savannah, GA
Property Size817 SF
Lot Size0.01 Acres
Price / SF$171.24
Days on Market67
Property Features for 7505 Waters Avenue
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
BN
Bathrooms
1
Half bathrooms
1
Rooms
Bathroom 1
Security features
Security Lighting
Appliances
Electric Water Heater
Directions
To get to 7505 Waters Ave from I-95 in Savannah, take Exit 94 for GA-204 East, transition to the Harry S Truman Parkway, and head north to exit toward Waters Avenue. The total drive is about 12 miles and takes roughly 15 to 20 minutes depending on traffic.
Standard status
Active
APN
2049109025
Size
817 SF
Lot size
0.01 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
UNIT B-8 PARK SOUTH
Tax Annual Amount
628
HOA Fee
$170 Monthly
Legal Description
UNIT B-8 PARK SOUTH
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Electric (Heating), Heat Pump (Heating), Central
Cooling system
Central Air, Heat Pump, Electric
Water source
Public
Building Details
Year built
1985
Floors in Building
2
Building materials
Brick
Listing Agency:
Velore Brown Real Estate, LLC
(912) 323-0027
Listed By:
Velore Brown · License #368917
(912) 927-1088
Added: Jul 28
Changed: Sep 12
Last Checked: Oct 2 at 4:06AM
MLS# SA361407
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 second-floor office condominium contains 817 square feet within a brick building constructed in 1985. The property includes a bathroom, central heating and cooling powered by electric heat-pump systems, an electric water heater, and cable availability. Public water and public sewer serve the unit, which is zoned BN.
Located at 7505 Waters Avenue in Savannah, the office is part of Park South Office Park, where professional services, retail shops, and dining options are represented. The office park is described as accessible from major highways, providing transportation access for employees and clients.
Located at 7505 Waters Avenue in Savannah, the office is part of Park South Office Park, where professional services, retail shops, and dining options are represented. The office park is described as accessible from major highways, providing transportation access for employees and clients.
Key Highlights
- 817‑square‑foot second‑floor office condominium
- Brick construction; built in 1985
- BN zoning
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
$11,359
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
8.12%
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%
$227,180
$227.2K
Cap Rate 7%
$162,271
$162.3K
Cap Rate 9%
$126,211
$126.2K
Market Conditions
NOI Build-Up for 817 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
$18.1K $22.20/SF
− Vacancy
−$3.0K −$3.66/SF
EGI
$15.1K $18.54/SF
− OpEx
−$3.8K −$4.63/SF
NOI
$11.4K $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%
$227,180
Cap Rate 7%
$162,271
Cap Rate 9%
$126,211
Alternative Uses
Best Use
Office B
$162.3K
$142.0K – $189.3K
NOI $11,359 @ 7.0% cap · market cap 8.12%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$763.5K
$668.1K – $890.8K
NOI $53,448 @ 7.0% cap · market cap 38.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,880
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 - Brick office condominium with central HVAC, public utilities, and a professional-services setting within Park South Office Park.
Where is this office units located?
The property is located at 7505 Waters Avenue Savannah, GA.
What is the asking price?
The asking price for this property is $139,900.
What are key features of this property?
This property features: 817‑square‑foot second‑floor office condominium; Brick construction; built in 1985; BN zoning
