Church Campus with
For Sale
Under Contract
$8,000,000
11911 White Bluff Road, Savannah, GA 31406
Commercial Sale, Savannah, GA
Property Size42,500 SF
Lot Size5.61 Acres
Price / SF$188.24
Days on Market290
Property Features for 11911 White Bluff Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
RM25
Parking
220
Security features
Security Lighting
Appliances
Convection Oven, Cooktop, Dishwasher, Electric Water Heater, Gas Water Heater, Range Hood, Some Commercial Grade
Directions
From Truman, take whit bluff road exit. Take side road that runs parallel with Truman heading South to Abercorn. Entrance to Church is 1/3 of the way.
Standard status
Active Under Contract
APN
2065001003
Size
42,500 SF
Lot size
5.61 Acres
Taxes and HOA fees
Tax Description
SE PT OF LOT 3 & N PT LOT 2 SU B OF 1 SALFNER TCT WHITE BLUFF
Legal Description
SE PT OF LOT 3 & N PT LOT 2 SU B OF 1 SALFNER TCT WHITE BLUFF
Utilities
Sewer type
Public Sewer
Heating system
Heat Pump (Heating), Electric (Heating), Natural Gas
Cooling system
Gas (Cooling), Heat Pump, Electric
Water source
Public
Amenities
sanctuary
gymnasium
commercial kitchen
Building Details
Year built
1980
Floors in Building
1
Building materials
Brick, Block
Listing Agency:
Seabolt Real Estate
(912) 233-6609
Listed By:
Beth L. Vantosh · License #248541
(912) 663-3392
Added: Dec 16, 2025
Changed: Oct 2
Last Checked: Oct 2 at 4:06AM
MLS# SA345378
Copyright © 2026 Hive MLS. 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.
The 5.61-acre church campus includes 42,500 square feet of existing improvements constructed in 1980. Facilities include a sanctuary, gymnasium, commercial kitchen, and building areas suited to institutional, educational, religious, or community-oriented use. Brick and block construction is complemented by heat-pump, natural-gas, and electric systems, with public water and public sewer service.
The property is located at 11911 White Bluff Road in Savannah, at White Bluff Road and the Truman Parkway. RM25 zoning and the campus-scale improvements provide a substantial existing framework for continued religious use, civic functions, or an adaptive reuse evaluation, subject to applicable approvals.
The property is located at 11911 White Bluff Road in Savannah, at White Bluff Road and the Truman Parkway. RM25 zoning and the campus-scale improvements provide a substantial existing framework for continued religious use, civic functions, or an adaptive reuse evaluation, subject to applicable approvals.
Key Highlights
- 5.61‑acre church campus in Savannah, GA
- 42,500 square feet of existing improvements
- Sanctuary, gymnasium, and commercial kitchen included
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
$481,233
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
6.02%
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%
$9,624,660
$9.6M
Cap Rate 7%
$6,874,757
$6.9M
Cap Rate 9%
$5,347,033
$5.3M
Market Conditions
NOI Build-Up for 42,500 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
$841.5K $19.80/SF
− Vacancy
−$71.5K −$1.68/SF
EGI
$770.0K $18.12/SF
− OpEx
−$288.7K −$6.79/SF
NOI
$481.2K $11.32/SF
Area
Savannah, GA
Vacancy
8.50%
Lease Rate
$19.80 /SF/Yr
Expense Ratio
37.50%
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%
$9,624,660
Cap Rate 7%
$6,874,757
Cap Rate 9%
$5,347,033
Alternative Uses
Best Use
Mixed Use
$6.87M
$6.02M – $8.02M
NOI $481,233 @ 7.0% cap · market cap 6.02%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$39.72M
$34.75M – $46.34M
NOI $2,780,330 @ 7.0% cap · market cap 34.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
355
Businesses Nearby
Explore this area
Business Placement
Demographics for 31406, GA
34,579
Population
15,424
Households
2.2
Avg Household Size
39
Median Age
37%
College-Educated
93%
High-School Grad
26.2 sq mi
ZIP Area
1,320
Density / Sq Mi
$66,084
Median Household Income
$41,512
Median Earnings
$1,340
Median Rent
$260,800
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Frequently Asked Questions
What type of property is this?
Church & religious facility - Existing institutional campus with sanctuary, gymnasium, commercial kitchen, and public water and sewer service.
Where is this church & religious facility located?
The property is located at 11911 White Bluff Road Savannah, GA.
What is the asking price?
The asking price for this property is $8,000,000.
What are key features of this property?
This property features: 5.61‑acre church campus in Savannah, GA; 42,500 square feet of existing improvements; Sanctuary, gymnasium, and commercial kitchen included
