Historic Mixed-Use
New
For Sale
$1,095,000
1317 Newcastle Street, Brunswick, GA 31520
COMMERCIAL - Brunswick, GA
Property Size9,900 SF
Lot Size0.12 Acres
Price / SF$110.61
Days on Market3
Property Features for 1317 Newcastle Street
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Old Town
Directions
South on Newcastle Street from Gloucester. Property is down the street on the right past Monck St.
Standard status
Active
APN
01-07821
Size
9,900 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Description
Unit A 1317 Newcastle Street
Legal Description
Unit A 1317 Newcastle Street
Building Details
Year built
1894
Floors in Building
2
Number of units
3
Building materials
Brick
Listing Agency:
Sea Island Properties
(912) 638-5161
Listed By:
Chris Moline · License #349008
(912) 266-1101
Added: Aug 7
Last Checked: Aug 9 at 7:06AM
MLS# 2001744
Copyright © 2026 Golden Isles Association of REALTORS. 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.
Built in 1894, this 9,900-square-foot brick property occupies a 0.12-acre site on Newcastle Street in Downtown Brunswick. The building includes three addresses, with two commercial spaces at street level configured for retail or restaurant use. Architectural plans are in place for six second-floor lofts, with office use also identified as an option.
Substantial structural and exterior work has been completed, including a concrete rear wall, stucco, roof and ceiling-joist replacement, added structural supports, a steel-reinforced facade, and eight custom Pella windows. The original staircase was retained and reinforced, while the front entries were reconstructed using reclaimed heart pine from the upper-floor ceiling joists. Asbestos abatement, a clean Phase I Environmental assessment, and a Shupe Survey have been completed.
The property is next to Silver Bluff Brewery and is located within the Enterprise Zone and Tax Allocation District. It remains eligible for Historic Tax Credits and is near I-95, Jekyll Island, and Saint Simons Island.
Substantial structural and exterior work has been completed, including a concrete rear wall, stucco, roof and ceiling-joist replacement, added structural supports, a steel-reinforced facade, and eight custom Pella windows. The original staircase was retained and reinforced, while the front entries were reconstructed using reclaimed heart pine from the upper-floor ceiling joists. Asbestos abatement, a clean Phase I Environmental assessment, and a Shupe Survey have been completed.
The property is next to Silver Bluff Brewery and is located within the Enterprise Zone and Tax Allocation District. It remains eligible for Historic Tax Credits and is near I-95, Jekyll Island, and Saint Simons Island.
Key Highlights
- 9,900‑square‑foot brick building constructed in 1894
- Three addresses with two ground‑floor retail or restaurant spaces
- Architectural plans for six second‑floor lofts ready for permitting and contractor bidding
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
$88,209
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
8.06%
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%
$1,764,180
$1.8M
Cap Rate 7%
$1,260,129
$1.3M
Cap Rate 9%
$980,100
$980.1K
Market Conditions
NOI Build-Up for 9,900 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
$160.4K $16.20/SF
− Vacancy
−$19.2K −$1.94/SF
EGI
$141.1K $14.26/SF
− OpEx
−$52.9K −$5.35/SF
NOI
$88.2K $8.91/SF
Area
Glynn County, GA
Vacancy
12.00%
Lease Rate
$16.20 /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%
$1,764,180
Cap Rate 7%
$1,260,129
Cap Rate 9%
$980,100
Alternative Uses
Best Use
Mixed Use
$1.26M
$1.10M – $1.47M
NOI $88,209 @ 7.0% cap · market cap 8.06%
Second Best
Retail
$1.24M
$1.08M – $1.44M
NOI $86,549 @ 7.0% cap · market cap 7.90%
Theoretical Best
Office A
$2.05M
$1.80M – $2.40M
NOI $143,824 @ 7.0% cap · market cap 13.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,119
Businesses Nearby
Explore this area
Business Placement
Demographics for 31520, GA
22,726
Population
10,619
Households
2.1
Avg Household Size
39
Median Age
16%
College-Educated
84%
High-School Grad
20.1 sq mi
ZIP Area
1,131
Density / Sq Mi
$37,652
Median Household Income
$26,292
Median Earnings
$936
Median Rent
$135,100
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?
Mixed-use property - Brick construction with two ground-floor commercial spaces and plans for six second-floor lofts.
Where is this mixed-use property located?
The property is located at 1317 Newcastle Street Brunswick, GA.
What is the asking price?
The asking price for this property is $1,095,000.
What are key features of this property?
This property features: 9,900‑square‑foot brick building constructed in 1894; Three addresses with two ground‑floor retail or restaurant spaces; Architectural plans for six second‑floor lofts ready for permitting and contractor bidding
