Renovated Two-Story Office
New
For Sale
$890,000
311 N Main St Unit A-100, Madison, GA 30650
Flexible two-level layout includes private offices, conference space, and business support areas.
Property Size2,556 SF
Price / SF$348.20
Days on Market5
Property Features for 311 N Main St Unit A-100
General Information
Standard status
Active
Size
2,556 SF
Property subtype
Commercial
Building Details
Year Built
2009
Listing Agency:
eXp Realty
Listed By:
Mary A Rector · License #356074
(706) 717-9675
Source:
Findgreateratlantaproperties
Added: Aug 30
Changed: Sep 2
Last Checked: Sep 1 at 5:51PM
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 eXp Realty
Investment Insights
Based on property information with market context.
This renovated office property contains 2,556 square feet across two levels, with a large industrial-style workspace and a practical mix of private and shared areas. The main floor includes a kitchen, bathroom, break room, and two private offices. Upstairs are four additional private offices, a spacious conference room, and a second bathroom. Natural light contributes to the open, adaptable interior.
Located at 311 N Main St Unit A-100 in Madison, the property provides access to U.S. 441 and Interstate 20. Lake Oconee and Athens are described as a short drive away. The existing layout can accommodate office operations, professional services, fitness or wellness businesses, meeting functions, or a combination of uses.
Located at 311 N Main St Unit A-100 in Madison, the property provides access to U.S. 441 and Interstate 20. Lake Oconee and Athens are described as a short drive away. The existing layout can accommodate office operations, professional services, fitness or wellness businesses, meeting functions, or a combination of uses.
Key Highlights
- 2,556‑square‑foot renovated office property
- Two‑story layout with a large industrial‑style workspace
- Six private offices distributed across both levels
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
$34,228
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
3.85%
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%
$684,560
$684.6K
Cap Rate 7%
$488,971
$489.0K
Cap Rate 9%
$380,311
$380.3K
Market Conditions
NOI Build-Up for 2,556 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
$61.0K $23.87/SF
− Vacancy
−$15.4K −$6.02/SF
EGI
$45.6K $17.85/SF
− OpEx
−$11.4K −$4.46/SF
NOI
$34.2K $13.39/SF
Area
Morgan County, GA
Vacancy
25.20%
Lease Rate
$23.87 /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%
$684,560
Cap Rate 7%
$488,971
Cap Rate 9%
$380,311
Alternative Uses
Best Use
Office B
$489.0K
$427.9K – $570.5K
NOI $34,228 @ 7.0% cap · market cap 3.85%
Second Best
Industrial
$222.4K
$194.6K – $259.5K
NOI $15,571 @ 7.0% cap · market cap 1.75%
Theoretical Best
Office A
$714.5K
$625.2K – $833.6K
NOI $50,015 @ 7.0% cap · market cap 5.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
464
Businesses Nearby
Explore this area
Business Placement
Demographics for 30650, GA
13,631
Population
5,723
Households
2.4
Avg Household Size
43
Median Age
34%
College-Educated
93%
High-School Grad
229.9 sq mi
ZIP Area
59
Density / Sq Mi
$80,357
Median Household Income
$44,789
Median Earnings
$1,104
Median Rent
$314,300
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 two-level layout includes private offices, conference space, and business support areas.
Where is this office building located?
The property is located at 311 N Main St Unit A-100 Madison, GA.
What is the asking price?
The asking price for this property is $890,000.
What are key features of this property?
This property features: 2,556‑square‑foot renovated office property; Two‑story layout with a large industrial‑style workspace; Six private offices distributed across both levels
