Build-to-Suit Office
For Sale
$900,000
2053 Experiment Station Road, Watkinsville, GA 30677
Flexible office property designed for professional and medical practices, with a layout that can accommodate separate users.
Property Size6,000 SF
Price / SF$150
Days on Market367
Property Features for 2053 Experiment Station Road
General Information
Standard status
Active
Size
6,000 SF
Property subtype
Commercial
Zoning
OIP
Amenities
No
1
Public
0.14
Asphalt
Building Details
Year Built
2025
Stories
1
Listing Agency:
Foote Real Estate LLC
(912) 233-6000
Listed By:
Ann Marie O'Rourke
(516) 902-3430
Source:
Baystreetrealtygroup
Added: Sep 3, 2025
Changed: Sep 3
Last Checked: Sep 2 at 2:44PM
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 Foote Real Estate LLC
Investment Insights
Based on property information with market context.
This 6,000-square-foot build-to-suit office property is planned for completion in 2025 and can be configured around a user's operational requirements. The layout may also be divided into two units, providing flexibility for separate office occupants or a multi-practice setup. Stated use potential includes professional offices, medical practices, and other commercial applications.
The property is located at 2053 Experiment Station Road in Watkinsville, within Oconee County. OIP zoning supports the property's office-oriented positioning and provides a defined framework for its planned commercial use.
The property is located at 2053 Experiment Station Road in Watkinsville, within Oconee County. OIP zoning supports the property's office-oriented positioning and provides a defined framework for its planned commercial use.
Key Highlights
- 6,000‑square‑foot build‑to‑suit office property
- Planned 2025 construction
- Layout can be divided into two units
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
$77,760
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
8.64%
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%
$1,555,200
$1.6M
Cap Rate 7%
$1,110,857
$1.1M
Cap Rate 9%
$864,000
$864.0K
Market Conditions
NOI Build-Up for 6,000 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
$144.0K $24.00/SF
− Vacancy
−$14.4K −$2.40/SF
EGI
$129.6K $21.60/SF
− OpEx
−$51.8K −$8.64/SF
NOI
$77.8K $12.96/SF
Area
Oconee County, GA
Vacancy
10.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
40.00%
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%
$1,555,200
Cap Rate 7%
$1,110,857
Cap Rate 9%
$864,000
Alternative Uses
Best Use
Healthcare Medical
$1.11M
$972.0K – $1.30M
NOI $77,760 @ 7.0% cap · market cap 8.64%
Second Best
Office B
$1.11M
$970.8K – $1.29M
NOI $77,663 @ 7.0% cap · market cap 8.63%
Theoretical Best
Office A
$1.45M
$1.27M – $1.69M
NOI $101,249 @ 7.0% cap · market cap 11.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
477
Businesses Nearby
Explore this area
Business Placement
Demographics for 30677, GA
20,579
Population
7,797
Households
2.6
Avg Household Size
41
Median Age
55%
College-Educated
97%
High-School Grad
122.2 sq mi
ZIP Area
168
Density / Sq Mi
$103,165
Median Household Income
$49,399
Median Earnings
$1,403
Median Rent
$394,800
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Flexible office property designed for professional and medical practices, with a layout that can accommodate separate users.
Where is this office building located?
The property is located at 2053 Experiment Station Road Watkinsville, GA.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: 6,000‑square‑foot build‑to‑suit office property; Planned 2025 construction; Layout can be divided into two units
