55-Room Hotel with Leased
For Sale
Contact for pricing
2051 Gordon Highway, Augusta, GA 30909
Budgetel Inn & Suites offers 55 hotel rooms and an on-site lounge with a full bar and seating, leased for additional income.
Property Size39,902 SF
Price / SF$75.18
Days on Market18
Property Features for 2051 Gordon Highway
General Information
Standard status
Active
Size
39,902 SF
Property subtype
Hospitality
Net Operating Income
$462,924
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Business Included
No
Amenities
lounge
bar
mini-venue space
Building Details
Buildings
2
Stories
2
Listing Agency:
Woodlock Capital
Listed By:
Brenden DeLuke · License #110578
Source:
Crexi
Added: Jul 24
Changed: Aug 8
Last Checked: Aug 9 at 2:40PM
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 Woodlock Capital
Investment Insights
Based on property information with market context.
Budgetel Inn & Suites is a 55-room hotel property with an on-site lounge/mini-venue space that includes a full bar and lounge seating area, which is currently leased and generates income independent of hotel occupancy.
The property is positioned directly at the I-520 interchange on Gordon Highway, offering direct access to Fort Eisenhower and Augusta Mall, as well as the broader Augusta-Richmond County commercial corridor.
As a hospitality asset, it is designed to support both overnight stays and on-site guest and event use through the leased lounge space.
The property is positioned directly at the I-520 interchange on Gordon Highway, offering direct access to Fort Eisenhower and Augusta Mall, as well as the broader Augusta-Richmond County commercial corridor.
As a hospitality asset, it is designed to support both overnight stays and on-site guest and event use through the leased lounge space.
Key Highlights
- 55‑room Budgetel Inn & Suites at 2051 Gordon Highway in Augusta, Georgia
- Directly located at the I‑520 interchange on Gordon Highway for access to Fort Eisenhower
- On‑site lounge/mini‑venue space with a full bar and lounge seating area, leased for income separate from hotel occupancy
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
$193,325
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
6.44%
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%
$3,866,500
$3.9M
Cap Rate 7%
$2,761,786
$2.8M
Cap Rate 9%
$2,148,056
$2.1M
Market Conditions
NOI Build-Up for 39,902 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
$478.8K $12.00/SF
− Vacancy
−$71.8K −$1.80/SF
EGI
$407.0K $10.20/SF
− OpEx
−$213.7K −$5.35/SF
NOI
$193.3K $4.85/SF
Area
Augusta, GA
Vacancy
15.00%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
52.50%
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%
$3,866,500
Cap Rate 7%
$2,761,786
Cap Rate 9%
$2,148,056
Alternative Uses
Best Use
Specialty Retail
$6.70M
$5.86M – $7.81M
NOI $468,821 @ 7.0% cap · market cap 15.63%
Second Best
Hotel Hospitality
$2.76M
$2.42M – $3.22M
NOI $193,325 @ 7.0% cap · market cap 6.44%
Theoretical Best
Office A
$12.59M
$11.02M – $14.69M
NOI $881,626 @ 7.0% cap · market cap 29.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
236
Businesses Nearby
Explore this area
Business Placement
Demographics for 30909, GA
48,181
Population
24,005
Households
2
Avg Household Size
35
Median Age
40%
College-Educated
93%
High-School Grad
25.5 sq mi
ZIP Area
1,889
Density / Sq Mi
$67,710
Median Household Income
$41,812
Median Earnings
$1,196
Median Rent
$237,600
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Hotel - Budgetel Inn & Suites offers 55 hotel rooms and an on-site lounge with a full bar and seating, leased for additional income.
Where is this hotel located?
The property is located at 2051 Gordon Highway Augusta, GA.
What is the asking price?
The asking price for this property is $3,000,000.
What are key features of this property?
This property features: 55‑room Budgetel Inn & Suites at 2051 Gordon Highway in Augusta, Georgia; Directly located at the I‑520 interchange on Gordon Highway for access to Fort Eisenhower; On‑site lounge/mini‑venue space with a full bar and lounge seating area, leased for income separate from hotel occupancy
