Office Building with Private
For Sale
$249,900
2162 Ingleside Ave, Macon, GA 31204
Cedar accents, reception window, kitchen, and front and rear parking support professional office operations.
Property Size2,302 SF
Price / SF$108.56
Days on Market41
Property Features for 2162 Ingleside Ave
General Information
Standard status
Active
Size
2,302 SF
Building Details
Year Built
1944
Listing Agency:
Realty Unlimited, LLC
(678) 614-1940
Listed By:
Mindy Attaway · License #306954
Source:
Annakintown
Added: Jul 20
Changed: Aug 28
Last Checked: Aug 28 at 8:53PM
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 Realty Unlimited, LLC
Investment Insights
Based on property information with market context.
This office building at 2162 Ingleside Ave in Macon, GA, was built in 1944 and has a distinctive cedar-accented interior. The layout includes seven private offices, a conference room, two bathrooms, a full kitchen, a foyer with reception window, and storage closets throughout. One office also features a one-way observation window, adding a specialized interior feature for professional office use.
Located in Midtown Macon, the property provides parking at both the front and rear. A screened porch offers additional space for breaks or informal use. The existing configuration is suited to attorney, medical, real estate, and other professional office operations, subject to the applicable requirements for each use.
Located in Midtown Macon, the property provides parking at both the front and rear. A screened porch offers additional space for breaks or informal use. The existing configuration is suited to attorney, medical, real estate, and other professional office operations, subject to the applicable requirements for each use.
Key Highlights
- Seven private offices plus a spacious conference room
- Two bathrooms, full kitchen, foyer, and reception window
- Cedar accent walls and a one‑way observation window
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
$22,541
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
9.02%
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%
$450,820
$450.8K
Cap Rate 7%
$322,014
$322.0K
Cap Rate 9%
$250,456
$250.5K
Market Conditions
NOI Build-Up for 2,302 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
$44.2K $19.20/SF
− Vacancy
−$14.1K −$6.14/SF
EGI
$30.1K $13.06/SF
− OpEx
−$7.5K −$3.26/SF
NOI
$22.5K $9.79/SF
Area
Macon, GA
Vacancy
32.00%
Lease Rate
$19.20 /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%
$450,820
Cap Rate 7%
$322,014
Cap Rate 9%
$250,456
Alternative Uses
Best Use
Office B
$322.0K
$281.8K – $375.7K
NOI $22,541 @ 7.0% cap · market cap 9.02%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$440.4K
$385.4K – $513.8K
NOI $30,828 @ 7.0% cap · market cap 12.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
506
Businesses Nearby
Explore this area
Business Placement
Demographics for 31204, GA
30,512
Population
15,578
Households
2
Avg Household Size
38
Median Age
22%
College-Educated
84%
High-School Grad
14.6 sq mi
ZIP Area
2,090
Density / Sq Mi
$38,478
Median Household Income
$32,586
Median Earnings
$917
Median Rent
$123,700
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 - Cedar accents, reception window, kitchen, and front and rear parking support professional office operations.
Where is this office building located?
The property is located at 2162 Ingleside Ave Macon, GA.
What is the asking price?
The asking price for this property is $249,900.
What are key features of this property?
This property features: Seven private offices plus a spacious conference room; Two bathrooms, full kitchen, foyer, and reception window; Cedar accent walls and a one‑way observation window
