Corner Retail Storefront
For Sale
$700,000
8 W Bacon Street, Pembroke, GA 31321
SINGLE_FAMILY - Pembroke, GA
Property Size5,550 SF
Lot Size0.06 Acres
Price / SF$126.13
Days on Market24
Property Features for 8 W Bacon Street
General Information
Property type
Residential
Property subtype
Retail
Zoning
B-3
Zoning description
Commercial
Bathrooms
2
Full bathrooms
1
Half bathrooms
1
Rooms
Bathroom 1, Bathroom 2
Interior features
High Ceilings
Appliances
Electric Water Heater
Directions
Hwy 280, to Pembroke
Standard status
Active
APN
P06-09-009
Size
5,550 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
19GMD J& M VIDEO INTERSEC TION 67 & 280
Tax Annual Amount
2034
Legal Description
19GMD J& M VIDEO INTERSEC TION 67 & 280
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Wall Furnace
Cooling system
Wall Unit(s), Electric
Water source
Public
Building Details
Year built
1910
Floors in Building
2
Building materials
Brick
Listing Agency:
Sharon Black Realty
(912) 348-4528
Listed By:
Sharon E. Black · License #290870
(912) 656-5645
Added: Jul 20
Changed: Aug 10
Last Checked: Aug 12 at 2:06PM
MLS# SA361361
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.
Corner brick storefront building in downtown Pembroke, GA, zoned B-3 and offered for sale AS IS. The building includes high ceilings and is served by public water and public sewer. Heating is provided by wall furnace and electric heating, with cooling via wall unit(s) and electric.
The property sits on a 0.06-acre lot and contains 5,550 square feet of retail space. Built in 1910, it features a street-facing configuration with parking in front and across the street. The current tenant is a dry cleaning drop-off company, and there are additional tenant spaces upstairs, creating options for an owner-operator or multi-tenant setup.
The offering is described as needing some TLC to restore it, with updates and final finishes left to the new owner under the AS IS terms.
The property sits on a 0.06-acre lot and contains 5,550 square feet of retail space. Built in 1910, it features a street-facing configuration with parking in front and across the street. The current tenant is a dry cleaning drop-off company, and there are additional tenant spaces upstairs, creating options for an owner-operator or multi-tenant setup.
The offering is described as needing some TLC to restore it, with updates and final finishes left to the new owner under the AS IS terms.
Key Highlights
- Zoned B‑3 storefront property with additional upstairs tenant spaces
- Corner brick building with high ceilings
- 5,550 SF retail space on a 0.06‑acre 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
$63,002
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
9.00%
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%
$1,260,040
$1.3M
Cap Rate 7%
$900,029
$900.0K
Cap Rate 9%
$700,022
$700.0K
Market Conditions
NOI Build-Up for 5,550 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
$96.6K $17.40/SF
− Vacancy
−$6.6K −$1.18/SF
EGI
$90.0K $16.22/SF
− OpEx
−$27.0K −$4.87/SF
NOI
$63.0K $11.35/SF
Area
Bryan County, GA
Vacancy
6.80%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
30.00%
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%
$1,260,040
Cap Rate 7%
$900,029
Cap Rate 9%
$700,022
Alternative Uses
Best Use
Retail
$900.0K
$787.5K – $1.05M
NOI $63,002 @ 7.0% cap · market cap 9.00%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$5.19M
$4.54M – $6.05M
NOI $363,078 @ 7.0% cap · market cap 51.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
221
Businesses Nearby
28k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 53%
Shops & Services 47%
Food Lion Grocery Store
Groceries
14,778 visits/mo
0.1 miles
Dollar Tree
Shops & Services
6,839 visits/mo
0.0 miles
Dollar General
Shops & Services
4,565 visits/mo
0.1 miles
O'Reilly Auto Parts
Shops & Services
1,724 visits/mo
0.2 miles
Demographics for 31321, GA
6,974
Population
3,242
Households
2.2
Avg Household Size
39
Median Age
14%
College-Educated
82%
High-School Grad
143.1 sq mi
ZIP Area
49
Density / Sq Mi
$70,781
Median Household Income
$42,591
Median Earnings
$984
Median Rent
$145,600
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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- The Flower Shop Florist & Gifts — 154 W Railroad St, Pembroke, GA 31321
Frequently Asked Questions
What type of property is this?
Storefront property - Corner brick storefront with high ceilings, zoned B-3, public water and sewer, and an on-site dry cleaning drop-off tenant.
Where is this storefront property located?
The property is located at 8 W Bacon Street Pembroke, GA.
What is the asking price?
The asking price for this property is $700,000.
What are key features of this property?
This property features: Zoned B‑3 storefront property with additional upstairs tenant spaces; Corner brick building with high ceilings; 5,550 SF retail space on a 0.06‑acre lot
