Brick Storefront
For Sale
$495,000
14 E Johnston Street, Forsyth, GA 31029
Commercial Sale, Forsyth, GA
Property Size2,364 SF
Price / SF$209.39
Days on Market14
Property Features for 14 E Johnston Street
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
On Street
Lot features
Business Park
Directions
Please use GPS.
Standard status
Active
APN
F26 019
Size
2,364 SF
Taxes and HOA fees
Tax Year
2021
Tax Annual Amount
709
Utilities
Utilities
Water Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1921
Building materials
Brick
Listing Agency:
SouthSide, REALTORS
(770) 914-2122
Listed By:
Chad Tyler · License #384437
(478) 731-7072
Added: Sep 4
Changed: Sep 16
Last Checked: Sep 17 at 7:06PM
MLS# 10846876
Copyright © 2026 Georgia Multiple Listing Service. 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.
This 2,364-square-foot storefront property was built in 1921 with brick construction and a layout suited to professional office or retail use. Central heating, central air, water service, public water, and public sewer support the building’s commercial functionality. On-street parking is available.
The property is located at 14 E Johnston Street in Forsyth, Georgia, near the historic courthouse square. Local dining and shopping are within walking distance, and I-75 is less than one mile away. The downtown setting combines established civic surroundings with convenient access to area services and regional transportation.
The property is located at 14 E Johnston Street in Forsyth, Georgia, near the historic courthouse square. Local dining and shopping are within walking distance, and I-75 is less than one mile away. The downtown setting combines established civic surroundings with convenient access to area services and regional transportation.
Key Highlights
- 2,364‑square‑foot storefront property
- Brick building constructed in 1921
- Suitable for professional office or retail 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
$22,495
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
4.54%
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%
$449,900
$449.9K
Cap Rate 7%
$321,357
$321.4K
Cap Rate 9%
$249,944
$249.9K
Market Conditions
NOI Build-Up for 2,364 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
$34.0K $14.40/SF
− Vacancy
−$1.9K −$0.81/SF
EGI
$32.1K $13.59/SF
− OpEx
−$9.6K −$4.08/SF
NOI
$22.5K $9.52/SF
Area
Monroe County, GA
Vacancy
5.60%
Lease Rate
$14.40 /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%
$449,900
Cap Rate 7%
$321,357
Cap Rate 9%
$249,944
Alternative Uses
Best Use
Retail
$321.4K
$281.2K – $374.9K
NOI $22,495 @ 7.0% cap · market cap 4.54%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$452.3K
$395.7K – $527.7K
NOI $31,659 @ 7.0% cap · market cap 6.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
616
Businesses Nearby
214k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 61%
Shops & Services 28%
Home Improvements & Furnishings 9%
Hotels & Casinos 1%
McDonald's
Dining
24,919 visits/mo
0.3 miles
Starbucks
Dining
19,640 visits/mo
0.4 miles
Wendy's
Dining
16,235 visits/mo
0.2 miles
Taco Bell
Dining
14,193 visits/mo
0.2 miles
Burger King
Dining
13,378 visits/mo
0.3 miles
Demographics for 31029, GA
17,440
Population
7,006
Households
2.5
Avg Household Size
40
Median Age
26%
College-Educated
91%
High-School Grad
243.7 sq mi
ZIP Area
72
Density / Sq Mi
$79,529
Median Household Income
$40,249
Median Earnings
$884
Median Rent
$226,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Storefront property - Downtown commercial building suited to professional office or retail use with central heating and cooling.
Where is this storefront property located?
The property is located at 14 E Johnston Street Forsyth, GA.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: 2,364‑square‑foot storefront property; Brick building constructed in 1921; Suitable for professional office or retail use
