Professional Office Building with
For Sale
$450,000
3618 Vineville Ave, Macon, GA 31204
Office building with a grand lobby, central HVAC with gas heat, and 12 on-site parking spaces.
Property Size2,560 SF
Lot Size0.65 Acres
Price / SF$175.78
Days on Market105
Property Features for 3618 Vineville Ave
General Information
Standard status
Active
Size
2,560 SF
Class
B
Total Parking Spaces
12
Lot size
0.65 Acres
Property subtype
Office - General Office
Zoning
R-2
Site & Location
Traffic Count
16,200 vehicles/day
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Additional Details
Clear Height
10 ft
Building Details
Building Size
2,560 SF
Year Built
1924
Listing Agency:
Coldwell Banker Commercial Eberhardt & Barry
(800) 926-0990
Listed By:
Stephanie Folsom · License #209962
Source:
Commercialcafe
Added: May 18
Changed: Aug 15
Last Checked: Aug 30 at 1:07PM
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 Coldwell Banker Commercial Eberhardt & Barry
Investment Insights
Based on property information with market context.
This professional office building offers a grand lobby and reception area, four executive offices, and a large conference room. The layout also includes a full kitchen, a 200± SF meeting room, a fully floored attic for additional storage, central HVAC with gas heat, and a security alarm system. Public utilities are available, and the property includes an attached two-car garage plus 12 on-site parking spaces.
Set on Vineville Avenue in a high-visibility position connecting Vineville to downtown Macon, the site is described as having 16,200± VPD exposure (GDOT 2024). The property is positioned for convenient access to area amenities, including Atrium Health Navicent and Piedmont Macon, Mercer University, and surrounding shopping, dining, and financial institutions.
Zoned R-2, the property sits on 0.65± acres and totals 2,560± SF. It is well-suited for an owner-user or investment scenario serving law, accounting, insurance, or financial services.
Set on Vineville Avenue in a high-visibility position connecting Vineville to downtown Macon, the site is described as having 16,200± VPD exposure (GDOT 2024). The property is positioned for convenient access to area amenities, including Atrium Health Navicent and Piedmont Macon, Mercer University, and surrounding shopping, dining, and financial institutions.
Zoned R-2, the property sits on 0.65± acres and totals 2,560± SF. It is well-suited for an owner-user or investment scenario serving law, accounting, insurance, or financial services.
Key Highlights
- 2,560± SF office building with 0.65± acres and 10' ceilings throughout
- Grand lobby & reception area plus four executive offices and a large conference room
- Includes a full kitchen, 200± SF meeting room, and fully floored attic for additional storage
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
$25,068
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
5.57%
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%
$501,360
$501.4K
Cap Rate 7%
$358,114
$358.1K
Cap Rate 9%
$278,533
$278.5K
Market Conditions
NOI Build-Up for 2,560 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
$49.2K $19.20/SF
− Vacancy
−$15.7K −$6.14/SF
EGI
$33.4K $13.06/SF
− OpEx
−$8.4K −$3.26/SF
NOI
$25.1K $9.79/SF
Area
Macon, GA
Vacancy
32.00%
Lease Rate
$19.20 /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%
$501,360
Cap Rate 7%
$358,114
Cap Rate 9%
$278,533
Alternative Uses
Best Use
Office B
$358.1K
$313.4K – $417.8K
NOI $25,068 @ 7.0% cap · market cap 5.57%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$489.8K
$428.6K – $571.4K
NOI $34,284 @ 7.0% cap · market cap 7.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
10 ft
Clear height
16,200 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
543
Businesses Nearby
Explore this area
Business Placement
Demographics for 31204, GA
30,512
Population
15,578
Households
2
Avg Household Size
38
Median Age
22%
College-Educated
84%
High-School Grad
14.6 sq mi
ZIP Area
2,090
Density / Sq Mi
$38,478
Median Household Income
$32,586
Median Earnings
$917
Median Rent
$123,700
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?
Office building - Office building with a grand lobby, central HVAC with gas heat, and 12 on-site parking spaces.
Where is this office building located?
The property is located at 3618 Vineville Ave Macon, 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: 2,560± SF office building with 0.65± acres and 10' ceilings throughout; Grand lobby & reception area plus four executive offices and a large conference room; Includes a full kitchen, 200± SF meeting room, and fully floored attic for additional storage
