Commercial Land Lot with
For Sale
$280,000
1596 Glenn Carrie Road, Hull, GA 30646
Commercial Sale, Hull, GA
Property Size1,248 SF
Lot Size1.00 Acre
Price / SF$224.36
Days on Market187
Property Features for 1596 Glenn Carrie Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 3, Bathroom 2, Bedroom 1, Bathroom 1
Parking
3
Appliances
Electric Water Heater
Directions
From Athens, take Hwy 29N to Glenn Carrie Rd. Turn right on Glenn Carrie Rd. Go approx. 18 miles. Property will be on the left.
Standard status
Active
APN
0032A-025
Size
1,248 SF
Lot size
1.00 Acre
Taxes and HOA fees
Tax Year
2025
Tax Description
MH/OB/LAND
Tax Annual Amount
281
Legal Description
MH/OB/LAND
Utilities
Sewer type
Septic Tank
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
1970
Floors in Building
1
Flooring type
Carpet
Building materials
Aluminum Siding
Roof type
Composition
Architectural style
Other
Listing Agency:
Coldwell Banker Upchurch Realty
(706) 543-4000
Listed By:
Joshua Burkhalter · License #369855
(706) 424-2930
Added: Feb 18
Changed: Aug 19
Last Checked: Aug 24 at 6:06PM
MLS# CL349365
Copyright © 2026 Hive MLS. 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.
Commercial land lot with an older double-wide home on a 1-acre, level site. The property is supported by public water, providing a practical foundation for continued or interim use while you plan next steps.
Located at 1596 Glenn Carrie Road in Hull, Georgia (Madison County), the site benefits from a high-visibility setting. Its configuration supports a range of commercial concepts, including retail, office, or service-based business use, with development opportunities on the level parcel.
The double-wide is supported by existing utilities and systems listed for the home, including electric water heating, central heating, and central air conditioning. Built in 1970, the residence may be used as interim housing or as a rental component depending on your business plan.
Located at 1596 Glenn Carrie Road in Hull, Georgia (Madison County), the site benefits from a high-visibility setting. Its configuration supports a range of commercial concepts, including retail, office, or service-based business use, with development opportunities on the level parcel.
The double-wide is supported by existing utilities and systems listed for the home, including electric water heating, central heating, and central air conditioning. Built in 1970, the residence may be used as interim housing or as a rental component depending on your business plan.
Key Highlights
- 1‑acre level commercial land lot
- Public water connected
- Older double‑wide home for interim use or rental
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
$13,966
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
4.99%
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%
$279,320
$279.3K
Cap Rate 7%
$199,514
$199.5K
Cap Rate 9%
$155,178
$155.2K
Market Conditions
NOI Build-Up for 1,248 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
$27.0K $21.60/SF
− Vacancy
−$1.6K −$1.25/SF
EGI
$25.4K $20.35/SF
− OpEx
−$11.4K −$9.16/SF
NOI
$14.0K $11.19/SF
Area
Madison County, GA
Vacancy
5.80%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
45.00%
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%
$279,320
Cap Rate 7%
$199,514
Cap Rate 9%
$155,178
Alternative Uses
Best Use
Apartment 5plus
$199.5K
$174.6K – $232.8K
NOI $13,966 @ 7.0% cap · market cap 4.99%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$300.9K
$263.3K – $351.0K
NOI $21,060 @ 7.0% cap · market cap 7.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
124
Businesses Nearby
Explore this area
Business Placement
Demographics for 30646, GA
7,664
Population
3,561
Households
2.2
Avg Household Size
39
Median Age
25%
College-Educated
90%
High-School Grad
36.4 sq mi
ZIP Area
211
Density / Sq Mi
$67,614
Median Household Income
$39,852
Median Earnings
$953
Median Rent
$196,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - 1-acre commercial land lot in Hull, GA with public water connected and an older double-wide home for interim use.
Where is this commercial land located?
The property is located at 1596 Glenn Carrie Road Hull, GA.
What is the asking price?
The asking price for this property is $280,000.
What are key features of this property?
This property features: 1‑acre level commercial land lot; Public water connected; Older double‑wide home for interim use or rental
