Corner Storefront
For Sale
$565,000
1281 Eatonton Rd, Madison, GA 30650
Open interior configuration allows customization for a new commercial concept.
Property Size3,600 SF
Lot Size0.62 Acres
Price / SF$156.94
Days on Market8
Property Features for 1281 Eatonton Rd
General Information
Standard status
Active
Size
3,600 SF
Lot size
0.62 Acres
Property subtype
Commercial
Site & Location
Corner Location
Yes
Road Access
Yes
Building Details
Year Built
1948
Listing Agency:
Keller Williams Lake Oconee
(404) 338-0106
Listed By:
Kevin Berry · License #357515
Source:
Florida-georgia-realty
Added: Aug 22
Changed: Aug 28
Last Checked: Aug 28 at 7:12PM
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 Keller Williams Lake Oconee
Investment Insights
Based on property information with market context.
This storefront property includes an approximately 3,726-square-foot building on 0.62 acres, with an open interior that can be reconfigured for a future commercial use. Constructed in 1948, the building most recently served as a radio station and is offered in its current condition, providing a starting point for a customized buildout.
The property occupies a visible corner position at 1281 Eatonton Road in Madison, Georgia, between the city’s historic district and its primary shopping and commercial corridor. Its setting combines an established commercial address with proximity to historic Madison. Zoning, permitted uses, utilities, building dimensions, condition, and any historic-district or governmental requirements should be independently verified.
The property occupies a visible corner position at 1281 Eatonton Road in Madison, Georgia, between the city’s historic district and its primary shopping and commercial corridor. Its setting combines an established commercial address with proximity to historic Madison. Zoning, permitted uses, utilities, building dimensions, condition, and any historic-district or governmental requirements should be independently verified.
Key Highlights
- Approximately 3,726‑square‑foot storefront building on 0.62 acres
- Visible corner location at 1281 Eatonton Road
- Constructed in 1948
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
$50,635
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
8.96%
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%
$1,012,700
$1.0M
Cap Rate 7%
$723,357
$723.4K
Cap Rate 9%
$562,611
$562.6K
Market Conditions
NOI Build-Up for 3,600 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
$79.1K $21.96/SF
− Vacancy
−$6.7K −$1.87/SF
EGI
$72.3K $20.09/SF
− OpEx
−$21.7K −$6.03/SF
NOI
$50.6K $14.07/SF
Area
Morgan 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%
$1,012,700
Cap Rate 7%
$723,357
Cap Rate 9%
$562,611
Alternative Uses
Best Use
Retail
$723.4K
$632.9K – $843.9K
NOI $50,635 @ 7.0% cap · market cap 8.96%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.01M
$880.6K – $1.17M
NOI $70,444 @ 7.0% cap · market cap 12.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
268
Businesses Nearby
37k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 75%
Shops & Services 24%
Ingles
Groceries
28,003 visits/mo
0.3 miles
Regions Bank
Shops & Services
3,108 visits/mo
0.4 miles
Chevron
Shops & Services
2,487 visits/mo
0.1 miles
O'Reilly Auto Parts
Shops & Services
1,811 visits/mo
0.2 miles
Napa Auto Parts
Shops & Services
928 visits/mo
0.3 miles
Demographics for 30650, GA
13,631
Population
5,723
Households
2.4
Avg Household Size
43
Median Age
34%
College-Educated
93%
High-School Grad
229.9 sq mi
ZIP Area
59
Density / Sq Mi
$80,357
Median Household Income
$44,789
Median Earnings
$1,104
Median Rent
$314,300
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 - Open interior configuration allows customization for a new commercial concept.
Where is this storefront property located?
The property is located at 1281 Eatonton Rd Madison, GA.
What is the asking price?
The asking price for this property is $565,000.
What are key features of this property?
This property features: Approximately 3,726‑square‑foot storefront building on 0.62 acres; Visible corner location at 1281 Eatonton Road; Constructed in 1948
