Flex Space with Office and
For Sale
$550,000
3206 West Point Road, Lagrange, GA 30240
C-3 Commercial and LC-01 zoning supports a combination of office, storage, and operational space.
Property Size1,977 SF
Lot Size1.72 Acres
Price / SF$91.67
Days on Market8
Property Features for 3206 West Point Road
General Information
Standard status
Active
Size
1,977 SF
Lot size
1.72 Acres
Property subtype
Other
Zoning
C-3 Commercial
Additional Details
Utilities to Site
Yes
Three-Phase Power
Yes
Amenities
fiber-optic internet
Level, 1.72 acres
Metal
Septic Tank
Annual Amount: $3,545, Year: 2024
Concrete
Office Area Only, Wall Unit(s)
Office Only
Cumulative Days on Market: 6, 6 days on market, On Market Date: 2026-08-24
Parking Lot
Built in 1977, Steel Siding, Office, Warehouse
County: Troup
Resale
3 Phase Electricity Available, Electricity Available, High Speed Internet, Water Available, Public
Negotiable
Building Details
Building Size
1,977 SF
Year Built
1977
Listing Agency:
Southern Classic Realtors
(706) 885-2046
Listed By:
Yvette Potts
(706) 885-2046
Source:
Blackstreaminternational
Added: Aug 24
Changed: Aug 31
Last Checked: Aug 31 at 1:47PM
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 Southern Classic Realtors
Investment Insights
Based on property information with market context.
This flex property combines office and warehouse improvements within an approximately 6,000-square-foot commercial building on 1.72 acres. The office component includes stained concrete floors, walls added in 2023, and mini-split systems installed the same year. Storage above the office area provides additional room for inventory, equipment, or related business needs.
The property is located at 3206 West Point Road in LaGrange, Georgia, and includes three-phase electrical service and City of LaGrange fiber-optic internet. C-3 Commercial and LC-01 zoning are identified for the site. A Phase II Environmental Site Assessment, subsurface imaging, and a 2023 survey have been completed. Constructed in 1977, the property offers a combined office and industrial configuration for an owner-user or business operation requiring both administrative and storage areas.
The property is located at 3206 West Point Road in LaGrange, Georgia, and includes three-phase electrical service and City of LaGrange fiber-optic internet. C-3 Commercial and LC-01 zoning are identified for the site. A Phase II Environmental Site Assessment, subsurface imaging, and a 2023 survey have been completed. Constructed in 1977, the property offers a combined office and industrial configuration for an owner-user or business operation requiring both administrative and storage areas.
Key Highlights
- Approximately 6,000 square feet on 1.72 acres
- Office and warehouse configuration with additional storage above the office area
- Three‑phase electricity and City of LaGrange fiber‑optic internet
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
$32,502
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
5.91%
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%
$650,040
$650.0K
Cap Rate 7%
$464,314
$464.3K
Cap Rate 9%
$361,133
$361.1K
Market Conditions
NOI Build-Up for 6,000 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
$41.2K $6.86/SF
− Vacancy
−$2.9K −$0.49/SF
EGI
$38.2K $6.37/SF
− OpEx
−$5.7K −$0.96/SF
NOI
$32.5K $5.42/SF
Area
Troup County, GA
Vacancy
7.10%
Lease Rate
$6.86 /SF/Yr
Expense Ratio
15.00%
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%
$650,040
Cap Rate 7%
$464,314
Cap Rate 9%
$361,133
Alternative Uses
Best Use
Office B
$1.00M
$877.0K – $1.17M
NOI $70,162 @ 7.0% cap · market cap 12.76%
Second Best
Warehouse
$464.3K
$406.3K – $541.7K
NOI $32,502 @ 7.0% cap · market cap 5.91%
Theoretical Best
Office A
$1.34M
$1.17M – $1.57M
NOI $93,976 @ 7.0% cap · market cap 17.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
49
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 30240, GA
30,119
Population
12,782
Households
2.4
Avg Household Size
39
Median Age
28%
College-Educated
88%
High-School Grad
139.6 sq mi
ZIP Area
216
Density / Sq Mi
$59,521
Median Household Income
$40,611
Median Earnings
$1,035
Median Rent
$221,800
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?
Flex space - C-3 Commercial and LC-01 zoning supports a combination of office, storage, and operational space.
Where is this flex space located?
The property is located at 3206 West Point Road Lagrange, GA.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Approximately 6,000 square feet on 1.72 acres; Office and warehouse configuration with additional storage above the office area; Three‑phase electricity and City of LaGrange fiber‑optic internet
