Corner Commercial Land with Office
For Sale
$700,000
286 South Peachtree St, Lincolnton, GA 30817
Corner-positioned commercial land includes existing office improvements and potential commercial occupancy.
Property Size3,754 SF
Price / SF$186.47
Days on Market17
Property Features for 286 South Peachtree St
General Information
Standard status
Active
Size
3,754 SF
Building Details
Year Built
1872
Listing Agency:
Better Homes & Gardens Executive Partners
(706) 318-2307
Listed By:
William McWhorter · License #302944
Source:
Bradberrygarnerrealestate
Added: Aug 14
Changed: Aug 29
Last Checked: Aug 29 at 3:41PM
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 Better Homes & Gardens Executive Partners
Investment Insights
Based on property information with market context.
This 3.04-acre commercial land parcel includes 3,754 square feet of office space, providing an existing building component alongside the land. The improvements date to 1872 and are identified for commercial use.
The property occupies the corner of Highway 47 and South Peachtree Street in Lincolnton, Georgia. Thurmond Lake surrounds the property on three sides, placing the site within a setting connected to recreational activity. The combination of a substantial land area, established office improvements, and corner positioning creates a flexible commercial property configuration.
The property occupies the corner of Highway 47 and South Peachtree Street in Lincolnton, Georgia. Thurmond Lake surrounds the property on three sides, placing the site within a setting connected to recreational activity. The combination of a substantial land area, established office improvements, and corner positioning creates a flexible commercial property configuration.
Key Highlights
- 3.04‑acre commercial land parcel
- 3,754 SF of existing office space
- Corner location at Highway 47 and South Peachtree Street
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
Location Intelligence
Trade Area within ½ mile
237
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
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Frequently Asked Questions
What type of property is this?
Commercial land - Corner-positioned commercial land includes existing office improvements and potential commercial occupancy.
Where is this commercial land located?
The property is located at 286 South 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‑acre commercial land parcel; 3,754 SF of existing office space; Corner location at Highway 47 and South Peachtree Street
