Office Building and Commercial
For Sale
$700,000
286 S Peachtree St, Lincolnton, GA 30817
SINGLE_FAMILY - Lincolnton, GA
Property Size3,754 SF
Lot Size3.04 Acres
Price / SF$186.47
Days on Market265
Property Features for 286 S Peachtree St
General Information
Property type
Residential
Property subtype
Office
Zoning
C 1
Subdivision
Not In Subdivision
Lot features
Open Lot, Level, Corner Lot, Cleared
Directions
THIS PROPERTY LOCATED ON CORNER OF HWY 47 AND SOUTH PEACHTREE ST WITH FRONTAGE ON BOTH ROADS IN LINCOLNTON GA. 30817
Standard status
Active
APN
L05007006
Size
3,754 SF
Lot size
3.04 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
L05 006
Legal Description
L05 006
Utilities
Utilities
Water Available
Sewer type
Public Sewer
Heating system
Propane (Heating), Electric (Heating)
Water source
Public
Building Details
Year built
1872
Roof type
Composition
Listing Agency:
Better Homes & Gardens Executive Partners
Listed By:
William McWhorter · License #302944
(706) 318-2307
Added: Nov 20, 2025
Changed: Aug 5
Last Checked: Aug 12 at 1:06AM
MLS# 98254760
Copyright © 2026 Hive MLS. 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 office building and commercial land property includes 3.04 acres of land along with 3,754 square feet of office space. The building was constructed in 1872 and features a composition roof. Heating is electric and propane.
The site is located on a corner of Hwy 47 and South Peachtree St in Lincolnton, GA, within Lincoln County. The property is zoned C 1. Public water is available, and the site connects to public sewer.
The property also references being surrounded on three sides by Thurmond Lake, which may be a consideration for buyers evaluating the overall setting and recreational proximity.
The site is located on a corner of Hwy 47 and South Peachtree St in Lincolnton, GA, within Lincoln County. The property is zoned C 1. Public water is available, and the site connects to public sewer.
The property also references being surrounded on three sides by Thurmond Lake, which may be a consideration for buyers evaluating the overall setting and recreational proximity.
Key Highlights
- 3.04 acres of commercial land
- 3,754 SF of office space included
- Corner location on Hwy 47 and South Peachtree St
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
$57,436
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
8.21%
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%
$1,148,720
$1.1M
Cap Rate 7%
$820,514
$820.5K
Cap Rate 9%
$638,178
$638.2K
Market Conditions
NOI Build-Up for 3,754 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
$90.1K $24.00/SF
− Vacancy
−$13.5K −$3.60/SF
EGI
$76.6K $20.40/SF
− OpEx
−$19.1K −$5.10/SF
NOI
$57.4K $15.30/SF
Area
Lincoln County, GA
Vacancy
15.00%
Lease Rate
$24.00 /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%
$1,148,720
Cap Rate 7%
$820,514
Cap Rate 9%
$638,178
Alternative Uses
Best Use
Office B
$820.5K
$718.0K – $957.3K
NOI $57,436 @ 7.0% cap · market cap 8.21%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.18M
$1.04M – $1.38M
NOI $82,944 @ 7.0% cap · market cap 11.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
252
Businesses Nearby
Explore this area
Business Placement
Demographics for 30817, GA
7,364
Population
4,197
Households
1.8
Avg Household Size
48
Median Age
16%
College-Educated
87%
High-School Grad
191.2 sq mi
ZIP Area
39
Density / Sq Mi
$49,658
Median Household Income
$32,913
Median Earnings
$736
Median Rent
$169,400
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Corner commercial property zoned C-1 with public water and public sewer, plus an on-site office space for use or conversion.
Where is this office building located?
The property is located at 286 S Peachtree St Lincolnton, GA.
What is the asking price?
The asking price for this property is $700,000.
What are key features of this property?
This property features: 3.04 acres of commercial land; 3,754 SF of office space included; Corner location on Hwy 47 and South Peachtree St
