Brick Medical Office
For Sale
$448,000
2310 Heron St, Brunswick, GA 31520
Existing medical layout includes reception, patient waiting, exam, surgical, administrative, and support areas.
Property Size2,417 SF
Price / SF$185.35
Days on Market32
Property Features for 2310 Heron St
General Information
Standard status
Active
Size
2,417 SF
Building Details
Year Built
1955
Buildings
1
Construction
brick
Listing Agency:
Engel & V?lkers Golden Isles
(404) 312-1063
Listed By:
Mary Douthit · License #145483
Source:
Jetsetrealty
Added: Jul 30
Changed: Aug 28
Last Checked: Aug 30 at 8:41PM
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 Engel & V?lkers Golden Isles
Investment Insights
Based on property information with market context.
This brick medical office building is configured for a private medical practice, with a large reception area, waiting room, three exam rooms, a surgery room, two private offices, kitchen, two bathrooms, and storage rooms. The existing layout provides distinct patient, clinical, administrative, and support areas within the building.
The property is located next to Southeast Georgia Health System/Brunswick Hospital in Brunswick, Georgia. Built in 1955, the four-sided brick structure offers an established medical-office setting with its current practice-oriented configuration.
The property is located next to Southeast Georgia Health System/Brunswick Hospital in Brunswick, Georgia. Built in 1955, the four-sided brick structure offers an established medical-office setting with its current practice-oriented configuration.
Key Highlights
- Next to Southeast Georgia Health System/Brunswick Hospital
- Four‑sided brick building constructed in 1955
- Large reception area and dedicated waiting room
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
$24,603
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
5.49%
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%
$492,060
$492.1K
Cap Rate 7%
$351,471
$351.5K
Cap Rate 9%
$273,367
$273.4K
Market Conditions
NOI Build-Up for 2,417 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
$42.1K $17.40/SF
− Vacancy
−$9.3K −$3.83/SF
EGI
$32.8K $13.57/SF
− OpEx
−$8.2K −$3.39/SF
NOI
$24.6K $10.18/SF
Area
Glynn County, GA
Vacancy
22.00%
Lease Rate
$17.40 /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%
$492,060
Cap Rate 7%
$351,471
Cap Rate 9%
$273,367
Alternative Uses
Best Use
Office B
$351.5K
$307.5K – $410.1K
NOI $24,603 @ 7.0% cap · market cap 5.49%
Second Best
Healthcare Medical
$316.0K
$276.5K – $368.6K
NOI $22,117 @ 7.0% cap · market cap 4.94%
Theoretical Best
Office A
$501.6K
$438.9K – $585.2K
NOI $35,113 @ 7.0% cap · market cap 7.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
884
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 31520, GA
22,726
Population
10,619
Households
2.1
Avg Household Size
39
Median Age
16%
College-Educated
84%
High-School Grad
20.1 sq mi
ZIP Area
1,131
Density / Sq Mi
$37,652
Median Household Income
$26,292
Median Earnings
$936
Median Rent
$135,100
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?
Medical Office Space - Existing medical layout includes reception, patient waiting, exam, surgical, administrative, and support areas.
Where is this medical office space located?
The property is located at 2310 Heron St Brunswick, GA.
What is the asking price?
The asking price for this property is $448,000.
What are key features of this property?
This property features: Next to Southeast Georgia Health System/Brunswick Hospital; Four‑sided brick building constructed in 1955; Large reception area and dedicated waiting room
