Office Building Near
For Sale
$289,500
102 Barnes Mill Road, Hamilton, GA 31811
Spacious office building with a waiting area, multiple offices, full bath, and conference room plus attached storage garage.
Property Size1,320 SF
Price / SF$219.32
Days on Market373
Property Features for 102 Barnes Mill Road
General Information
Standard status
Active
Size
1,320 SF
Total Parking Spaces
1
Property subtype
Mixed Use
Additional Details
Business Included
Yes
Office Units
2
Taxes and HOA fees
Annual Taxes
$2,185
Amenities
Electric
3
Hardwood, Vinyl, Laminate
Composition, Tar Gravel
Parking. Corner Lot.
5 Parking Spaces. Paved Driveway, Garage, Lot, On Street.
11325.599609375
Corner, County Road, State Road, Paved Road.
Building Details
Year Built
1922
Listing Agency:
Mallory Realty Company, Inc.
(706) 884-3336
Listed By:
Paul Mallory
(706) 302-7844
Source:
Xome
Added: Aug 29, 2025
Changed: Sep 1
Last Checked: Sep 4 at 3:36AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Mallory Realty Company, Inc.
Investment Insights
Based on property information with market context.
This office building is currently being utilized as a law office and includes a customer waiting area, two offices, one full bathroom, a kitchen area, a secretary work area, and a large conference room. Additional on-site storage is provided by a garage currently being used as a storage room, with a detached garage that can also serve as storage and parking for one car.
The property is located in Hamilton and is directly across the street from the Harris County Courthouse, offering a high-visibility corner location.
The interior layout supports professional office use with dedicated work and meeting space, while the garages provide practical storage and limited parking access.
The property is located in Hamilton and is directly across the street from the Harris County Courthouse, offering a high-visibility corner location.
The interior layout supports professional office use with dedicated work and meeting space, while the garages provide practical storage and limited parking access.
Key Highlights
- Corner lot commercial building across the street from the Harris County Courthouse
- Currently used as a law office with a customer waiting area, 2 offices, kitchen area, secretary work area, and large conference room
- Includes 1 full bath plus parking with 5 spaces, paved driveway, garage, and on‑street parking
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
$15,528
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
5.36%
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%
$310,560
$310.6K
Cap Rate 7%
$221,829
$221.8K
Cap Rate 9%
$172,533
$172.5K
Market Conditions
NOI Build-Up for 1,320 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
$22.3K $16.92/SF
− Vacancy
−$1.6K −$1.24/SF
EGI
$20.7K $15.68/SF
− OpEx
−$5.2K −$3.92/SF
NOI
$15.5K $11.76/SF
Area
Harris County, GA
Vacancy
7.30%
Lease Rate
$16.92 /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%
$310,560
Cap Rate 7%
$221,829
Cap Rate 9%
$172,533
Alternative Uses
Best Use
Office B
$221.8K
$194.1K – $258.8K
NOI $15,528 @ 7.0% cap · market cap 5.36%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$295.4K
$258.4K – $344.6K
NOI $20,675 @ 7.0% cap · market cap 7.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
154
Businesses Nearby
Explore this area
Business Placement
Demographics for 31811, GA
6,274
Population
2,297
Households
2.7
Avg Household Size
40
Median Age
34%
College-Educated
92%
High-School Grad
130.8 sq mi
ZIP Area
48
Density / Sq Mi
$91,290
Median Household Income
$41,865
Median Earnings
$1,028
Median Rent
$266,400
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Spacious office building with a waiting area, multiple offices, full bath, and conference room plus attached storage garage.
Where is this office building located?
The property is located at 102 Barnes Mill Road Hamilton, GA.
What is the asking price?
The asking price for this property is $289,500.
What are key features of this property?
This property features: Corner lot commercial building across the street from the Harris County Courthouse; Currently used as a law office with a customer waiting area, 2 offices, kitchen area, secretary work area, and large conference room; Includes 1 full bath plus parking with 5 spaces, paved driveway, garage, and on‑street parking
