Multi-Suite Office
New
For Sale
$475,000
165 N Broad Street, Winder, GA 30680
Four independently accessed office suites offer separate utility meters and flexible private workspace configuration.
Property Size1,965 SF
Price / SF$158.33
Days on Market5
Property Features for 165 N Broad Street
General Information
Standard status
Active
Size
1,965 SF
Property subtype
Other
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Additional Details
Office Units
4
Amenities
0.26 acres, Corner Lot, City Lot
Metal
Public Sewer
Carpet, Vinyl, Pine
Cumulative Days on Market: 2, 2 days on market, On Market Date: 2026-09-12
Parking Total: 10, Paved
Built in 1965, Brick, Office
County: Barrow
Resale
220 Volts, Cable Available, High Speed Internet, Phone Available, Public
Close Of Escrow
Water body: 20,000+ daily traffic count per Georgia DOT stats
Accessible Approach with Ramp, Accessible Entrance
Building Details
Building Size
1,965 SF
Year Built
1965
Tenancy
Multi
Listing Agency:
Apalachee Realty Inc
Listed By:
Scott Stringer
(770) 586-5272
Source:
Blackstreaminternational
Added: Sep 12
Changed: Sep 15
Last Checked: Sep 15 at 6:29AM
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 Apalachee Realty Inc
Investment Insights
Based on property information with market context.
This 3,000-square-foot office property contains four separate suites, each with its own entrance and individual power and water meters. The layout has no common areas, and each suite includes a kitchen area. Additional space is available on the second level, including a den, large room, smaller room, kitchen, and bathroom. A dug-out basement houses the water heaters and may provide additional storage capacity. The property was built in 1965 and is being sold as-is.
Positioned on a corner lot along multiple state highways in downtown Winder, the site fronts the community's main street and records approximately 20K+ cars per day. The property is within walking distance of banks and the post office and is near Northeast Georgia Medical Center - Winder. The 5 E. Wright Street property is included, and an additional approximately 0.16+ acres may be assembled.
Positioned on a corner lot along multiple state highways in downtown Winder, the site fronts the community's main street and records approximately 20K+ cars per day. The property is within walking distance of banks and the post office and is near Northeast Georgia Medical Center - Winder. The 5 E. Wright Street property is included, and an additional approximately 0.16+ acres may be assembled.
Key Highlights
- Four separate office suites with individual power and water meters
- 3,000 square feet across a 1965 office property
- Separate entrances and no common areas between suites
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
$40,173
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
8.46%
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%
$803,460
$803.5K
Cap Rate 7%
$573,900
$573.9K
Cap Rate 9%
$446,367
$446.4K
Market Conditions
NOI Build-Up for 3,000 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
$71.6K $23.87/SF
− Vacancy
−$18.0K −$6.02/SF
EGI
$53.6K $17.85/SF
− OpEx
−$13.4K −$4.46/SF
NOI
$40.2K $13.39/SF
Area
Barrow County, GA
Vacancy
25.20%
Lease Rate
$23.87 /SF/Yr
Expense Ratio
25.00%
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%
$803,460
Cap Rate 7%
$573,900
Cap Rate 9%
$446,367
Alternative Uses
Best Use
Office B
$573.9K
$502.2K – $669.6K
NOI $40,173 @ 7.0% cap · market cap 8.46%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$838.6K
$733.8K – $978.4K
NOI $58,703 @ 7.0% cap · market cap 12.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
4
Office units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,012
Businesses Nearby
Explore this area
Business Placement
Demographics for 30680, GA
46,629
Population
17,680
Households
2.6
Avg Household Size
36
Median Age
21%
College-Educated
87%
High-School Grad
94.9 sq mi
ZIP Area
491
Density / Sq Mi
$77,038
Median Household Income
$41,669
Median Earnings
$1,169
Median Rent
$244,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Four independently accessed office suites offer separate utility meters and flexible private workspace configuration.
Where is this office units located?
The property is located at 165 N Broad Street Winder, GA.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Four separate office suites with individual power and water meters; 3,000 square feet across a 1965 office property; Separate entrances and no common areas between suites
