Renovated Building Near Augusta
For Sale
$399,000
2323 Washington Road, Augusta, GA 30904
Renovated building near Augusta National with high traffic exposure.
Property Size1,638 SF
Days on Market177
Property Features for 2323 Washington Road
General Information
Standard status
Active
Size
1,638 SF
Class
B
Property subtype
Office
Building Details
Building Size
1,638 SF
Year Built
1941
Listing Agency:
D C Lawrence Real Estate, Llc
(706) 825-4376
Listed By:
Donald Lawrence · License #270289
(706) 825-4376
Source:
Dclawrence
Added: Mar 6
Changed: Aug 15
Last Checked: Aug 29 at 8:23AM
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 D C Lawrence Real Estate, Llc
Investment Insights
Based on property information with market context.
This renovated building features a large, eight-space parking lot and is situated in a central location near Augusta National, offering exposure to high traffic on Washington Road. The B-1 zoning permits a mix of office and retail uses, making it suitable for a small medical practice or business. Located on Washington Road, the property provides easy access from both directions. It is ideal for a small medical practice or a growing business, with retail and general office uses also possible.
Key Highlights
- Prime location near Augusta National with high traffic exposure on Washington Road.
- Eight‑space concrete parking lot, a rare and valuable amenity.
- B‑1 zoning allows for a mix of office and retail uses, providing flexibility.
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
$25,061
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
6.28%
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%
$501,220
$501.2K
Cap Rate 7%
$358,014
$358.0K
Cap Rate 9%
$278,456
$278.5K
Market Conditions
NOI Build-Up for 1,638 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
$39.3K $24.00/SF
− Vacancy
−$5.9K −$3.60/SF
EGI
$33.4K $20.40/SF
− OpEx
−$8.4K −$5.10/SF
NOI
$25.1K $15.30/SF
Area
Augusta, GA
Vacancy
15.00%
Lease Rate
$24.00 /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%
$501,220
Cap Rate 7%
$358,014
Cap Rate 9%
$278,456
Alternative Uses
Best Use
Office B
$358.0K
$313.3K – $417.7K
NOI $25,061 @ 7.0% cap · market cap 6.28%
Second Best
Healthcare Medical
$341.0K
$298.4K – $397.8K
NOI $23,870 @ 7.0% cap · market cap 5.98%
Theoretical Best
Office A
$517.0K
$452.4K – $603.2K
NOI $36,191 @ 7.0% cap · market cap 9.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
163
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 30904, GA
24,145
Population
12,558
Households
1.9
Avg Household Size
38
Median Age
31%
College-Educated
87%
High-School Grad
11.0 sq mi
ZIP Area
2,195
Density / Sq Mi
$45,636
Median Household Income
$29,101
Median Earnings
$953
Median Rent
$185,400
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Medical Office Space - Renovated building near Augusta National with high traffic exposure.
Where is this medical office space located?
The property is located at 2323 Washington Road Augusta, GA.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Prime location near Augusta National with high traffic exposure on Washington Road.; Eight‑space concrete parking lot, a rare and valuable amenity.; B‑1 zoning allows for a mix of office and retail uses, providing flexibility.
