Historic Downtown Office
For Sale
$435,000
94 Macon Street, McDonough, GA 30253
Commercial Sale, Mcdonough, GA
Property Size2,853 SF
Price / SF$152.47
Days on Market106
Property Features for 94 Macon Street
General Information
Property type
Commercial Sale
Property subtype
Office
Parking features
Parking Lot, On Street
Fencing
Privacy, Fenced
Lot features
City Lot, Corner Lot, Level
Directions
GPS
Standard status
Active
APN
M2012012000
Size
2,853 SF
Taxes and HOA fees
Tax Year
25
Tax Annual Amount
3188
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
six fireplaces
wraparound front porch
covered screened-in back porch
side porch
fenced and gated lot
large backyard
multiple storage sheds
Building Details
Year built
1885
Flooring type
Hardwood, Tile
Building materials
Wood Siding
Roof type
Composition
Listing Agency:
Chapman Group Realty, Inc.
(678) 782-5995
Listed By:
Joseph F Chapman · License #346657
(678) 878-0215
Added: May 19
Changed: Aug 24
Last Checked: Sep 1 at 5:06PM
MLS# 10769454
Copyright © 2026 Georgia Multiple Listing Service. 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.
Built in 1885, this 2,853-square-foot wood-sided office property combines a flexible interior with preserved architectural features. The layout includes multiple rooms that can function as offices, bedrooms, conference areas, or other workspace configurations, along with two full bathrooms and two half bathrooms. Hardwood and tile flooring, extensive woodwork, detailed molding, soaring ceilings, and six fireplaces contribute to the building’s character. Central heating and central air provide building-wide climate control.
The property occupies a corner at Macon Street and Bryan Street near the historic McDonough Square in downtown McDonough. O&I zoning supports uses such as professional offices, wellness practices, nonprofit headquarters, galleries, and creative workspace. Exterior improvements include a wraparound front porch, covered screened-in back porch, side porch, fenced and gated grounds, private parking, multiple storage sheds, and a backyard that can accommodate additional parking or outdoor gatherings. The property is partially renovated and suited to an owner-user or investor completing the remaining work.
The property occupies a corner at Macon Street and Bryan Street near the historic McDonough Square in downtown McDonough. O&I zoning supports uses such as professional offices, wellness practices, nonprofit headquarters, galleries, and creative workspace. Exterior improvements include a wraparound front porch, covered screened-in back porch, side porch, fenced and gated grounds, private parking, multiple storage sheds, and a backyard that can accommodate additional parking or outdoor gatherings. The property is partially renovated and suited to an owner-user or investor completing the remaining work.
Key Highlights
- 1885 construction with 2,853 square feet of commercial space
- O&I zoning supports professional offices, wellness practices, galleries, and creative workspace
- Flexible layout with multiple rooms, conference areas, 2 full bathrooms, and 2 half bathrooms
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
$38,205
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
8.78%
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%
$764,100
$764.1K
Cap Rate 7%
$545,786
$545.8K
Cap Rate 9%
$424,500
$424.5K
Market Conditions
NOI Build-Up for 2,853 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
$68.1K $23.87/SF
− Vacancy
−$17.2K −$6.02/SF
EGI
$50.9K $17.85/SF
− OpEx
−$12.7K −$4.46/SF
NOI
$38.2K $13.39/SF
Area
Henry County, GA
Vacancy
25.20%
Lease Rate
$23.87 /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%
$764,100
Cap Rate 7%
$545,786
Cap Rate 9%
$424,500
Alternative Uses
Best Use
Office B
$545.8K
$477.6K – $636.8K
NOI $38,205 @ 7.0% cap · market cap 8.78%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$797.5K
$697.8K – $930.5K
NOI $55,827 @ 7.0% cap · market cap 12.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,119
Businesses Nearby
Explore this area
Business Placement
Demographics for 30253, GA
62,025
Population
22,889
Households
2.7
Avg Household Size
36
Median Age
30%
College-Educated
93%
High-School Grad
46.9 sq mi
ZIP Area
1,322
Density / Sq Mi
$81,601
Median Household Income
$43,433
Median Earnings
$1,627
Median Rent
$281,000
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 - O&I-zoned commercial property with flexible rooms, private parking, porches, and original architectural details.
Where is this office building located?
The property is located at 94 Macon Street McDonough, GA.
What is the asking price?
The asking price for this property is $435,000.
What are key features of this property?
This property features: 1885 construction with 2,853 square feet of commercial space; O&I zoning supports professional offices, wellness practices, galleries, and creative workspace; Flexible layout with multiple rooms, conference areas, 2 full bathrooms, and 2 half bathrooms
