Spa & Wellness Property with
For Sale
$450,000
342 Corder Road, Warner Robins, GA 31088
Wellness-oriented commercial building with an upstairs apartment and established massage clinic configuration.
Property Size2,822 SF
Price / SF$159.46
Days on Market120
Property Features for 342 Corder Road
General Information
Standard status
Active
Size
2,822 SF
Listing Agency:
RPI REAL ESTATE SERVICES
(478) 954-5665
Listed By:
Bill Waldorf · License #182018
(478) 954-5665
Source:
Exprealty
Added: May 3
Changed: Aug 29
Last Checked: Aug 29 at 4:57PM
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 RPI REAL ESTATE SERVICES
Investment Insights
Based on property information with market context.
This 2,822-square-foot spa and wellness property is currently configured as a massage clinic, providing an existing commercial setup for continued wellness-related use. An apartment occupies the upper level and is included with the building.
The property is located at 342 Corder Road in Warner Robins, Georgia. Its combination of commercial space and an upstairs residential component creates a distinctive two-level configuration within a single asset.
The property is located at 342 Corder Road in Warner Robins, Georgia. Its combination of commercial space and an upstairs residential component creates a distinctive two-level configuration within a single asset.
Key Highlights
- 2,822‑square‑foot spa and wellness property
- Currently configured as a massage clinic
- Upstairs apartment included with the building
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
$35,355
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
7.86%
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%
$707,100
$707.1K
Cap Rate 7%
$505,071
$505.1K
Cap Rate 9%
$392,833
$392.8K
Market Conditions
NOI Build-Up for 2,822 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
$55.2K $19.56/SF
− Vacancy
−$4.7K −$1.66/SF
EGI
$50.5K $17.90/SF
− OpEx
−$15.2K −$5.37/SF
NOI
$35.4K $12.53/SF
Area
Houston County, GA
Vacancy
8.50%
Lease Rate
$19.56 /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%
$707,100
Cap Rate 7%
$505,071
Cap Rate 9%
$392,833
Alternative Uses
Best Use
Retail
$505.1K
$441.9K – $589.3K
NOI $35,355 @ 7.0% cap · market cap 7.86%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$609.1K
$533.0K – $710.6K
NOI $42,636 @ 7.0% cap · market cap 9.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
608
Businesses Nearby
65k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 37%
Home Improvements & Furnishings 27%
Superstores 24%
Dining 12%
At Home
Home Improvements & Furnishings
17,643 visits/mo
0.3 miles
Big Lots
Superstores
15,598 visits/mo
0.5 miles
Bargain Hunt
Shops & Services
15,435 visits/mo
0.5 miles
Arby's
Dining
5,260 visits/mo
0.4 miles
Family Dollar
Shops & Services
4,249 visits/mo
0.5 miles
Demographics for 31088, GA
57,034
Population
24,167
Households
2.4
Avg Household Size
36
Median Age
36%
College-Educated
94%
High-School Grad
29.4 sq mi
ZIP Area
1,940
Density / Sq Mi
$81,507
Median Household Income
$44,764
Median Earnings
$1,224
Median Rent
$189,700
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Spa & wellness property - Wellness-oriented commercial building with an upstairs apartment and established massage clinic configuration.
Where is this spa & wellness property located?
The property is located at 342 Corder Road Warner Robins, GA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 2,822‑square‑foot spa and wellness property; Currently configured as a massage clinic; Upstairs apartment included with the building
