Four-Suite Office
New
For Sale
$475,000
165 N Broad Street, Winder, GA 30680
Commercial Sale, Winder, GA
Property Size3,000 SF
Lot Size0.26 Acres
Price / SF$158.33
Days on Market2
Property Features for 165 N Broad Street
General Information
Property type
Commercial Sale
Property subtype
Office
Parking
10
Accessibility
Accessible Approach with Ramp
Lot features
Corner Lot, City Lot
Directions
Hwy 316 to Hwy 81 thru Winder, pass Hardee's & go to 2nd right, property is on corner of North Broad Street & E. Wright Street. From I-85 take Hwy 53 into Winder, pass Regions Bank, go through light & property is at next intersection on the left.
Standard status
Active
APN
WN20 321
Size
3,000 SF
Lot size
0.26 Acres
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Water source
Public
Amenities
kitchen area
Building Details
Year built
1965
Flooring type
Carpet, Wood, Vinyl
Building materials
Brick
Roof type
Metal
Listing Agency:
Apalachee Realty Inc
Listed By:
Scott Stringer
(770) 586-5272
Added: Sep 12
Last Checked: Sep 13 at 5:06PM
MLS# 10845080
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 3,000-square-foot office property contains four distinct suites, each with its own entrance and separate power and water metering. The 1965 brick building includes carpet, wood, and vinyl flooring, along with kitchen areas, a second level with additional rooms, and a basement containing the water heaters. A ramp provides accessible approach, while public water and sewer serve the property.
Set on a 0.26-acre corner lot at 165 N Broad Street, the building fronts multiple state highways converging through downtown Winder and is positioned along a corridor reported to see 20K+ cars per day. Banks and the post office are within walking distance, and Northeast Georgia Medical Center – Winder is nearby. The upper level and basement offer additional rooms and storage possibilities, subject to the buyer’s plans and applicable approvals.
Set on a 0.26-acre corner lot at 165 N Broad Street, the building fronts multiple state highways converging through downtown Winder and is positioned along a corridor reported to see 20K+ cars per day. Banks and the post office are within walking distance, and Northeast Georgia Medical Center – Winder is nearby. The upper level and basement offer additional rooms and storage possibilities, subject to the buyer’s plans and applicable approvals.
Key Highlights
- Four separate office suites with individual entrances and power and water meters
- 3,000 square feet on a 0.26‑acre corner lot
- Frontage on multiple state highways with 20K+ cars / day
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
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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
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Frequently Asked Questions
What type of property is this?
Office units - Corner-site building with separate utility meters and entrances for each suite.
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 entrances and power and water meters; 3,000 square feet on a 0.26‑acre corner lot; Frontage on multiple state highways with 20K+ cars / day
