Office Building with 3-Bay
For Sale
$1,800,000
103 Westridge Dr, Warner Robins, GA 31088
Flexible floor plan includes private offices, open work areas, parking, and central air.
Property Size9,450 SF
Price / SF$190.48
Days on Market130
Property Features for 103 Westridge Dr
General Information
Standard status
Active
Size
9,450 SF
Building Details
Year Built
1989
Buildings
1
Listing Agency:
Floyd & Company
(478) 718-5057
Listed By:
Makenna Jarriel
Source:
Broadandmainrealestate
Added: Apr 24
Changed: Aug 29
Last Checked: Aug 30 at 7:23PM
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 Floyd & Company
Investment Insights
Based on property information with market context.
This 9,450-square-foot office property combines multiple private offices with open areas that can support varied workplace configurations. A three-bay garage adds functional space for storage, service vehicles, or workshop activities. Central air is included, and the building dates to 1989.
The property occupies a 2.1500000953674316-acre corner lot at 103 Westridge Drive in Warner Robins, Georgia. A paved driveway and on-site parking serve the building, which is positioned in a high-traffic commercial corridor. The layout offers enclosed offices alongside larger open areas, providing a mix of workspace formats within one facility.
The property occupies a 2.1500000953674316-acre corner lot at 103 Westridge Drive in Warner Robins, Georgia. A paved driveway and on-site parking serve the building, which is positioned in a high-traffic commercial corridor. The layout offers enclosed offices alongside larger open areas, providing a mix of workspace formats within one facility.
Key Highlights
- 9,450 square feet of office space
- Three‑bay garage for storage, vehicles, or workshop use
- 2.1500000953674316‑acre corner 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
$99,032
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
5.50%
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%
$1,980,640
$2.0M
Cap Rate 7%
$1,414,743
$1.4M
Cap Rate 9%
$1,100,356
$1.1M
Market Conditions
NOI Build-Up for 9,450 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
$161.0K $17.04/SF
− Vacancy
−$29.0K −$3.07/SF
EGI
$132.0K $13.97/SF
− OpEx
−$33.0K −$3.49/SF
NOI
$99.0K $10.48/SF
Area
Houston County, GA
Vacancy
18.00%
Lease Rate
$17.04 /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%
$1,980,640
Cap Rate 7%
$1,414,743
Cap Rate 9%
$1,100,356
Alternative Uses
Best Use
Office B
$1.41M
$1.24M – $1.65M
NOI $99,032 @ 7.0% cap · market cap 5.50%
Second Best
Flex RnD
$1.05M
$915.5K – $1.22M
NOI $73,238 @ 7.0% cap · market cap 4.07%
Theoretical Best
Office A
$2.04M
$1.78M – $2.38M
NOI $142,775 @ 7.0% cap · market cap 7.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,469
Businesses Nearby
Explore this area
Business Placement
Demographics for 31088, GA
57,034
Population
24,167
Households
2.4
Avg Household Size
36
Median Age
36%
College-Educated
94%
High-School Grad
29.4 sq mi
ZIP Area
1,940
Density / Sq Mi
$81,507
Median Household Income
$44,764
Median Earnings
$1,224
Median Rent
$189,700
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 - Flexible floor plan includes private offices, open work areas, parking, and central air.
Where is this office building located?
The property is located at 103 Westridge Dr Warner Robins, GA.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: 9,450 square feet of office space; Three‑bay garage for storage, vehicles, or workshop use; 2.1500000953674316‑acre corner lot
