Warehouse with Heated
New
For Sale
$825,000
3232 Highway 21, Rincon, GA 31326
Commercial Sale, Rincon, GA
Property Size3,775 SF
Lot Size4.00 Acres
Price / SF$218.54
Days on Market3
Property Features for 3232 Highway 21
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
2
Full bathrooms
1
Half bathrooms
1
Rooms
Bathroom 1, Bathroom 2
Appliances
Electric Water Heater
Lot features
Open Space
Directions
From I-95, take Exit 109 (GA Highway 21 North) toward Rincon/Springfield. Continue north on GA Highway 21 for approximately 12 miles. Pass through the City of Rincon and continue south of the main commercial corridor. The property, located at 3232 Highway 21 South, will be on the right.
Standard status
Active
APN
04300-00000-009-A00
Size
3,775 SF
Lot size
4.00 Acres
Taxes and HOA fees
Tax Description
2.00 AC PAR A (OUT 89-43)
Legal Description
2.00 AC PAR A (OUT 89-43)
Utilities
Sewer type
Septic Tank
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Water source
Well, Private
Amenities
private offices
bathrooms
shower
climate-controlled office space
heated shop area
paint booth
frame machine
air compressor
ventilation fans
Building Details
Year built
2004
Floors in Building
1
Flooring type
Concrete
Building materials
Steel
Roof type
Metal
Listing Agency:
Georgia Real Estate and Manage
(912) 228-3533
Listed By:
Lisa Hurst · License #183282
(912) 663-5036
Added: Sep 24
Last Checked: Sep 26 at 6:06AM
MLS# SA365292
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 3,775-square-foot steel warehouse was built in 2004 and includes two private offices and two bathrooms, one with a shower. Office space is climate controlled, and the shop area is heated. The building has concrete flooring, a metal roof, central electric heating and air conditioning, a well, and a septic system. A paint booth, frame machine, air compressor, and ventilation fans are also on site.
The sale includes 4 acres across a commercial parcel and an additional 2-acre residentially zoned parcel. The property is on Highway 21 South, just outside Rincon. The building and commercial space are leased.
The sale includes 4 acres across a commercial parcel and an additional 2-acre residentially zoned parcel. The property is on Highway 21 South, just outside Rincon. The building and commercial space are leased.
Key Highlights
- 3,775‑square‑foot warehouse on Highway 21 South
- 4 acres total, including an additional 2‑acre residentially zoned parcel
- Two private offices and two bathrooms; one bathroom includes a shower
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
$42,853
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
5.19%
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%
$857,060
$857.1K
Cap Rate 7%
$612,186
$612.2K
Cap Rate 9%
$476,144
$476.1K
Market Conditions
NOI Build-Up for 3,775 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
$65.7K $17.40/SF
− Vacancy
−$4.5K −$1.18/SF
EGI
$61.2K $16.22/SF
− OpEx
−$18.4K −$4.87/SF
NOI
$42.9K $11.35/SF
Area
Effingham County, GA
Vacancy
6.80%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
30.00%
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%
$857,060
Cap Rate 7%
$612,186
Cap Rate 9%
$476,144
Alternative Uses
Best Use
Warehouse
$3.53M
$3.09M – $4.12M
NOI $246,959 @ 7.0% cap · market cap 29.93%
Second Best
Industrial
$2.91M
$2.54M – $3.39M
NOI $203,378 @ 7.0% cap · market cap 24.65%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
13
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 31326, GA
22,449
Population
9,465
Households
2.4
Avg Household Size
37
Median Age
29%
College-Educated
94%
High-School Grad
68.6 sq mi
ZIP Area
327
Density / Sq Mi
$82,196
Median Household Income
$47,234
Median Earnings
$1,141
Median Rent
$244,300
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Warehouse - Climate-controlled offices and a heated work area complement the warehouse facility.
Where is this warehouse located?
The property is located at 3232 Highway 21 Rincon, GA.
What is the asking price?
The asking price for this property is $825,000.
What are key features of this property?
This property features: 3,775‑square‑foot warehouse on Highway 21 South; 4 acres total, including an additional 2‑acre residentially zoned parcel; Two private offices and two bathrooms; one bathroom includes a shower
