Updated Ground-Floor Income
For Sale
Under Contract
$249,000
9100 White Bluff Road, Savannah, GA 31406
Commercial Sale, Savannah, GA
Property Size1,073 SF
Lot Size0.02 Acres
Price / SF$232.06
Days on Market46
Property Features for 9100 White Bluff Road
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
PUD
Appliances
Electric Water Heater
Directions
Head south on White Bluff Road. After crossing Montgomery Cross Road, continue to the next traffic light and turn left.
Standard status
Active Under Contract
APN
2058908053
Size
1,073 SF
Lot size
0.02 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
UNIT 303 9100 WHITE BLUFF COND0 MINIUMS PH 1 CPB 2C-331A-335A
Tax Annual Amount
1255
HOA Fee
$120 Monthly
Legal Description
UNIT 303 9100 WHITE BLUFF COND0 MINIUMS PH 1 CPB 2C-331A-335A
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
2006
Floors in Building
1
Building materials
Brick
Listing Agency:
Seaport Real Estate Group
(912) 210-4767
Listed By:
Ben J. Bluemle · License #339518
(912) 210-4767
Added: Jul 16
Changed: Aug 29
Last Checked: Aug 30 at 8:06AM
MLS# SA360011
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 1,073-square-foot ground-floor condominium provides a single-level residential layout within a 2006-built property. Recent improvements include new flooring, fresh interior paint, and energy-efficient LED recessed lighting. Construction is brick, with central heating, electric heat, central air, and electric cooling. Public water and public sewer serve the property, and an electric water heater is installed.
The property is located at 9100 White Bluff Road in Savannah, near Montgomery Crossroads. Its setting provides access to shopping, dining, hospitals, and schools, as identified in the listing information. The property is designated PUD and occupies a 0.0176-acre lot.
The property is located at 9100 White Bluff Road in Savannah, near Montgomery Crossroads. Its setting provides access to shopping, dining, hospitals, and schools, as identified in the listing information. The property is designated PUD and occupies a 0.0176-acre lot.
Key Highlights
- 1,073 square feet of ground‑floor condominium space
- Updated with new flooring, fresh interior paint, and LED recessed lighting
- Built in 2006 with brick 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
$10,551
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
4.24%
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%
$211,020
$211.0K
Cap Rate 7%
$150,729
$150.7K
Cap Rate 9%
$117,233
$117.2K
Market Conditions
NOI Build-Up for 1,073 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
$20.5K $19.08/SF
− Vacancy
−$1.3K −$1.20/SF
EGI
$19.2K $17.88/SF
− OpEx
−$8.6K −$8.05/SF
NOI
$10.6K $9.83/SF
Area
Savannah, GA
Vacancy
6.30%
Lease Rate
$19.08 /SF/Yr
Expense Ratio
45.00%
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%
$211,020
Cap Rate 7%
$150,729
Cap Rate 9%
$117,233
Alternative Uses
Best Use
Apartment 5plus
$150.7K
$131.9K – $175.9K
NOI $10,551 @ 7.0% cap · market cap 4.24%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$1.00M
$877.4K – $1.17M
NOI $70,195 @ 7.0% cap · market cap 28.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
1,191
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
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Residential income property - Single-level condo with refreshed interiors, public utilities, and low-maintenance ownership characteristics.
Where is this residential income property located?
The property is located at 9100 White Bluff Road Savannah, GA.
What is the asking price?
The asking price for this property is $249,000.
What are key features of this property?
This property features: 1,073 square feet of ground‑floor condominium space; Updated with new flooring, fresh interior paint, and LED recessed lighting; Built in 2006 with brick construction
