Two-Level Office/Retail
For Sale
$795,000
Pending
110 Island Professional Park, St Simons Island, GA 31522
COMMERCIAL - St. Simons Island, GA
Property Size2,500 SF
Lot Size1.41 Acres
Days on Market95
Property Features for 110 Island Professional Park
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
40
Subdivision
Island Professional Park
Directions
Go through roundabout at intersection of Demere and Frederica, take Demere Road east. Property is immediately on the left. Look for Don Wright & Associates sign on front of building (110 Island Professional Park).
Standard status
Pending
APN
04-13395
Size
2,500 SF
Lot size
1.41 Acres
Taxes and HOA fees
Tax Description
Glynn Co. parcel ID# 04-13395
Legal Description
Glynn Co. parcel ID# 04-13395
Utilities
Sewer type
Public Sewer
Water source
Public
Amenities
welcoming foyer with custom built reception desk
six private offices
large conference room
handicapped bath
fully carpeted spacious open area
private office with ensuite full bathroom
utility closet with wiring for internet and CAT5
two central HVAC zones
Building Details
Year built
2006
Listing Agency:
Don Wright & Associates
(912) 638-4740
Listed By:
Don Wright · License #12088
(912) 222-0133
Added: May 13
Changed: Aug 4
Last Checked: Aug 15 at 12:06AM
MLS# 1662018
Copyright © 2026 Golden Isles Association of REALTORS. 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 is a 2,500-square-foot two-level office/retail commercial condominium within the Island Professional Park Commercial Condominiums. The first level includes a welcoming foyer with a custom built reception desk, six private offices, a large conference room, and a handicapped bath. The second level features a fully carpeted open area with space that could support additional build-out, along with a private office with an ensuite full bathroom. A utility closet is also included with complete wiring for internet and CAT5 throughout the building. The property has two central HVAC zones and plenty of on-site parking.
The condominium is located in Island Professional Park, a well-known Class A commercial venue on Demere Road, offering direct exposure along that roadway. The offering is within the Commercial Condominiums project, which operates with condominium association fees.
This layout can support professional service users who want both individual offices and a central conference room, while the second-level open area provides flexibility for office expansion or a retail-adjacent setup. With centralized climate control, built-in network wiring, and dedicated accessible restroom space, the space is suited to tenants seeking a turnkey foundation inside a managed commercial condominium environment.
The condominium is located in Island Professional Park, a well-known Class A commercial venue on Demere Road, offering direct exposure along that roadway. The offering is within the Commercial Condominiums project, which operates with condominium association fees.
This layout can support professional service users who want both individual offices and a central conference room, while the second-level open area provides flexibility for office expansion or a retail-adjacent setup. With centralized climate control, built-in network wiring, and dedicated accessible restroom space, the space is suited to tenants seeking a turnkey foundation inside a managed commercial condominium environment.
Key Highlights
- Prime location in Island Professional Park on Demere Road offering exceptional visibility and accessibility.
- 2500 SF two‑level commercial condominium suitable for office or retail use.
- First level features a welcoming foyer, six private offices, large conference room, and handicapped bath.
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
$25,448
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
3.20%
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%
$508,960
$509.0K
Cap Rate 7%
$363,543
$363.5K
Cap Rate 9%
$282,756
$282.8K
Market Conditions
NOI Build-Up for 2,500 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
$43.5K $17.40/SF
− Vacancy
−$9.6K −$3.83/SF
EGI
$33.9K $13.57/SF
− OpEx
−$8.5K −$3.39/SF
NOI
$25.4K $10.18/SF
Area
Glynn County, GA
Vacancy
22.00%
Lease Rate
$17.40 /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%
$508,960
Cap Rate 7%
$363,543
Cap Rate 9%
$282,756
Alternative Uses
Best Use
Office B
$363.5K
$318.1K – $424.1K
NOI $25,448 @ 7.0% cap · market cap 3.20%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$518.8K
$454.0K – $605.3K
NOI $36,319 @ 7.0% cap · market cap 4.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
315
Businesses Nearby
Explore this area
Business Placement
Demographics for 31522, GA
16,892
Population
12,241
Households
1.4
Avg Household Size
57
Median Age
56%
College-Educated
96%
High-School Grad
53.4 sq mi
ZIP Area
316
Density / Sq Mi
$106,413
Median Household Income
$63,077
Median Earnings
$1,723
Median Rent
$498,300
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 units - Two-level office and retail condominium with multiple private offices, conference room, and on-site parking in a professional park setting.
Where is this office units located?
The property is located at 110 Island Professional Park St Simons Island, GA.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: Prime location in Island Professional Park on Demere Road offering exceptional visibility and accessibility.; 2500 SF two‑level commercial condominium suitable for office or retail use.; First level features a welcoming foyer, **six private offices, large conference room**, and handicapped bath.
