Listing Agency: DAI Commercial Realty LLC b***@noblenestrealestate.com Show Phone

Listed By: Brett Strickland · License #389644 Show Phone

Source: Exprealty

Added: Nov 26, 2025 Changed: Aug 20 Last Checked: Aug 22 at 10:16AM

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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 DAI Commercial Realty LLC

Investment Insights

Based on property information with market context.

Located at 104 Central Blvd in Guyton, GA, this historic Victorian-style building, constructed in 1883, offers a commercial space within Guyton’s Downtown Overlay District. Originally the summer home of George Ferguson Armstrong and Lucy Camp Armstrong, the property provides 4,476 square feet of versatile space. The building features 7 fireplaces. The Guyton Downtown Development Authority is actively involved in efforts to restore and revitalize the historic district, including enhancing streetscapes, supporting local businesses, and preserving the city’s architectural charm. This property offers potential for various commercial uses within a growing community.

Key Highlights

• Historic Victorian‑style building (built in 1883) offering a unique opportunity to own a piece of history.
• Located in a highly visible area within Guyton’s Downtown Overlay District.
• Commercial zoning provides immense potential for a variety of commercial uses.

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

$62,229

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

8.31%

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%

$1,244,580 $1.2M

Cap Rate 7%

$888,986 $889.0K

Cap Rate 9%

$691,433 $691.4K

Market Conditions

NOI Build-Up for 4,476 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

$99.4K $22.20/SF

− Vacancy

−$16.4K −$3.66/SF

EGI

$83.0K $18.54/SF

− OpEx

−$20.7K −$4.63/SF

NOI

$62.2K $13.90/SF

Area

Effingham County, GA

Vacancy

16.50%

Lease Rate

$22.20 /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%

$1,244,580

Cap Rate 7%

$888,986

Cap Rate 9%

$691,433

Alternative Uses

Best Use

Office B

$889.0K

$777.9K – $1.04M (±1% cap)

NOI $62,229 @ 7.0% cap · market cap 8.31%

Second Best

Retail

$725.9K

$635.1K – $846.8K (±1% cap)

NOI $50,810 @ 7.0% cap · market cap 6.78%

Theoretical Best

Warehouse

$4.18M

$3.66M – $4.88M (±1% cap)

NOI $292,818 @ 7.0% cap · market cap 39.09%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Office buildings

Suggested Use

Top Pick Real Estate Agency Auto Repair Shop Electrical Service (Bike/Boat/Book/etc) Store Parking Lot & Garage Kitchen & Bath Showroom

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

132

Businesses Nearby

Explore this area Business Placement

Demographics for 31312, GA

24,401

Population

8,803

Households

2.8

Avg Household Size

35

Median Age

29%

College-Educated

91%

High-School Grad

174.8 sq mi

ZIP Area

140

Density / Sq Mi

$98,367

Median Household Income

$49,512

Median Earnings

$1,394

Median Rent

$264,700

Median Home Value

Market

Vacancy Rate% for Office in South region

14.4% 2019

16.4% 2020

17.3% 2021

18% 2022

18.6% 2023

20.3% 2024

20.2% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Office building - Historic Victorian commercial building in downtown Guyton with development potential.

Where is this office building located?

The property is located at 104 Central Blvd Guyton, GA.

What is the asking price?

The asking price for this property is $749,000.

What are key features of this property?

This property features: Historic Victorian‑style building (built in 1883) offering a unique opportunity to own a piece of history.; Located in a highly visible area within Guyton’s Downtown Overlay District.; Commercial zoning provides immense potential for a variety of commercial uses.