Flex Building With Office
For Sale
$450,000
114 S Commercial Circle, Warner Robins, GA 31088
Commercial Sale, Warner Robins, GA
Property Size4,440 SF
Lot Size0.05 Acres
Price / SF$101.35
Days on Market95
Property Features for 114 S Commercial Circle
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
20
Parking features
Parking Lot
Lot features
Corner Lot
Directions
From Warner Robins High School, head north on S Davis Dr, turn left onto Russell Pkwy, then right onto S Commercial Cir. Continue straight to 114 S Commercial Circle.
Standard status
Active
APN
0W027C 005000
Size
4,440 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Year
25
Tax Annual Amount
635
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
1950
Building materials
Brick
Listing Agency:
Real Broker, LLC
(855) 450-0442
Listed By:
Angelica Moyer · License #403869
(478) 442-4648
Added: May 19
Changed: Aug 20
Last Checked: Aug 21 at 12:06AM
MLS# 10768797
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.
This 4,440-square-foot flex building, originally constructed in 1950, is undergoing a full interior renovation. The two-level layout combines five private office spaces and a shared restroom upstairs with a broad open area on the main floor. A kitchen is included on the main level, supporting flexible interior planning for the stated showroom, retail, event, club, or office concepts.
The property occupies 0.05 acres at 114 S Commercial Circle in Warner Robins, Georgia. Brick construction, central electric heating and cooling, a parking lot, and public water and sewer service are in place. The building is positioned within the downtown area identified in the property information as part of a walkable mixed-use redevelopment plan.
The property occupies 0.05 acres at 114 S Commercial Circle in Warner Robins, Georgia. Brick construction, central electric heating and cooling, a parking lot, and public water and sewer service are in place. The building is positioned within the downtown area identified in the property information as part of a walkable mixed-use redevelopment plan.
Key Highlights
- 4,440‑square‑foot commercial building on 0.05 acres
- Five private upstairs office spaces with a shared restroom
- Open main‑level area with kitchen
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
$34,410
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
7.65%
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%
$688,200
$688.2K
Cap Rate 7%
$491,571
$491.6K
Cap Rate 9%
$382,333
$382.3K
Market Conditions
NOI Build-Up for 4,440 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
$57.5K $12.96/SF
− Vacancy
−$4.6K −$1.04/SF
EGI
$52.9K $11.92/SF
− OpEx
−$18.5K −$4.17/SF
NOI
$34.4K $7.75/SF
Area
Houston County, GA
Vacancy
8.00%
Lease Rate
$12.96 /SF/Yr
Expense Ratio
35.00%
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%
$688,200
Cap Rate 7%
$491,571
Cap Rate 9%
$382,333
Alternative Uses
Best Use
Office B
$664.7K
$581.6K – $775.5K
NOI $46,529 @ 7.0% cap · market cap 10.34%
Second Best
Flex RnD
$491.6K
$430.1K – $573.5K
NOI $34,410 @ 7.0% cap · market cap 7.65%
Theoretical Best
Office A
$958.3K
$838.5K – $1.12M
NOI $67,082 @ 7.0% cap · market cap 14.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
488
Businesses Nearby
Balanced
Demand for This Use
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?
Flex space - Rehabbed commercial building with private offices upstairs and an open main level suited to varied configurations.
Where is this flex space located?
The property is located at 114 S Commercial Circle Warner Robins, GA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 4,440‑square‑foot commercial building on 0.05 acres; Five private upstairs office spaces with a shared restroom; Open main‑level area with kitchen
