Office/Retail Building on Broad
For Sale
$329,000
255 N Broad Street, Winder, GA 30680
Office/Retail building on 1 acre with excellent advertising exposure.
Property Size1,529 SF
Lot Size1.00 Acre
Price / SF$215.17
Days on Market483
Property Features for 255 N Broad Street
General Information
Standard status
Active
Size
1,529 SF
Lot size
1.00 Acre
Property subtype
Commercial/Industrial
Taxes and HOA fees
Annual Taxes
$2,678
Building Details
Year Built
1932
Listing Agency:
Anchor All Realty Inc.
Listed By:
Tammy A Mobley · License #136612
(770) 337-1000
Source:
Exitrealty
Added: May 10, 2025
Changed: Sep 1
Last Checked: Sep 4 at 11:32AM
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 Anchor All Realty Inc.
Investment Insights
Based on property information with market context.
This office/retail building is situated on a 1-acre lot with 106 feet of exposure on N. Broad St. It is located within walking distance of South State Bank and Ingles. Northeast Georgia Medical Barrow and a new Publix are located across the street. The property is zoned B-1 and may still be grandfathered for commercial and residential use. The building is a single level. The lot backs up to Lumpkin St. The property offers excellent advertising exposure with large signage on N. Broad St. and on the building front. The building contains 1,529 square feet with 5 rooms, 2 full baths, and a kitchen. A newly poured circular driveway near the side door opens to a large lobby with counters. The property includes two existing outbuildings. The property has been in the family for almost 24 years.
Key Highlights
- High‑Exposure Location: Boasting 106' frontage on N. Broad St. with excellent advertising potential thanks to large signage.
- Prime Commercial Location: Walking distance to South State Bank and Ingles, across from NE GA Medical Barrow and new Publix.
- Flexible Zoning: Zoned B‑1, potentially grandfathered for commercial and residential use.
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
$21,506
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
6.54%
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%
$430,120
$430.1K
Cap Rate 7%
$307,229
$307.2K
Cap Rate 9%
$238,956
$239.0K
Market Conditions
NOI Build-Up for 1,529 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
$33.6K $21.96/SF
− Vacancy
−$2.9K −$1.87/SF
EGI
$30.7K $20.09/SF
− OpEx
−$9.2K −$6.03/SF
NOI
$21.5K $14.07/SF
Area
Barrow County, GA
Vacancy
8.50%
Lease Rate
$21.96 /SF/Yr
Expense Ratio
30.00%
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%
$430,120
Cap Rate 7%
$307,229
Cap Rate 9%
$238,956
Alternative Uses
Best Use
Retail
$307.2K
$268.8K – $358.4K
NOI $21,506 @ 7.0% cap · market cap 6.54%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$427.4K
$374.0K – $498.7K
NOI $29,919 @ 7.0% cap · market cap 9.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
460
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 30680, GA
46,629
Population
17,680
Households
2.6
Avg Household Size
36
Median Age
21%
College-Educated
87%
High-School Grad
94.9 sq mi
ZIP Area
491
Density / Sq Mi
$77,038
Median Household Income
$41,669
Median Earnings
$1,169
Median Rent
$244,700
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Office/Retail building on 1 acre with excellent advertising exposure.
Where is this storefront property located?
The property is located at 255 N Broad Street Winder, GA.
What is the asking price?
The asking price for this property is $329,000.
What are key features of this property?
This property features: High‑Exposure Location: Boasting 106' frontage on N. Broad St. with excellent advertising potential thanks to large signage.; Prime Commercial Location: Walking distance to South State Bank and Ingles, across from NE GA Medical Barrow and new Publix.; Flexible Zoning: Zoned B‑1, potentially grandfathered for commercial and residential use.
