Hull Commercial Lot For
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
Parking
3
Fencing
Chain Link
Lot features
Level
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 Annual Amount
281
Utilities
Utilities
Electricity Available
Sewer type
Septic Tank
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
1970
Flooring type
Carpet
Building materials
Aluminum Siding
Roof type
Metal
Listing Agency:
Coldwell Banker Upchurch Realty · Coldwell Banker Real Estate
(706) 543-4000
Listed By:
Josh Burkhalter · License #369855
(706) 424-2930
Added: Feb 18
Changed: Aug 19
Last Checked: Aug 24 at 6:06PM
MLS# 10695319
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 property features a 1-acre level lot situated in a high-visibility location in Hull, Georgia. It offers city water connection and sewer availability at the street, presenting excellent development potential. The property includes an older double-wide home, which could be used for interim purposes or generate rental income. This location is suitable for retail, office, or service-based businesses, offering strong accessibility and traffic exposure in a growing area. The property size is 1248 square feet.
Key Highlights
- 1‑acre level lot in a high‑visibility location.
- Excellent development potential for retail, office, or service‑based business.
- City water connected; sewer available at the street.
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
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 - One-acre commercial lot with development potential in Hull, Georgia.
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 lot in a high‑visibility location.; Excellent development potential for retail, office, or service‑based business.; City water connected; sewer available at the street.
