Mixed-Use Building with Upstairs
For Sale
$450,000
342 Corder Road, Warner Robins, GA 31088
COMMERCIAL, Warner Robins, GA
Property Size2,822 SF
Lot Size0.20 Acres
Price / SF$159.46
Days on Market202
Property Features for 342 Corder Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C2
Subdivision
Watson Blvd. South to 96
Standard status
Active
Size
2,822 SF
Lot size
0.20 Acres
Utilities
Heating system
Heat Pump (Heating)
Cooling system
Heat Pump
Listing Agency:
RPI REAL ESTATE SERVICES
Listed By:
Bill Waldorf · License #182018
(478) 954-5665
Added: Mar 2
Changed: Sep 16
Last Checked: Sep 20 at 2:06AM
MLS# 262705
Copyright © 2026 Central Georgia 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 2,822-square-foot mixed-use building is currently configured as a massage clinic and includes an upstairs apartment. The property sits on a 0.2-acre parcel and is zoned C2, supporting its commercial positioning in Warner Robins.
Heating and cooling are provided by heat pump systems. The property is located at 342 Corder Road in Warner Robins, Georgia, within Houston County.
Heating and cooling are provided by heat pump systems. The property is located at 342 Corder Road in Warner Robins, Georgia, within Houston County.
Key Highlights
- 2,822‑square‑foot mixed‑use building
- 0.2‑acre parcel in Warner Robins
- C2 zoning
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
$25,144
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
5.59%
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%
$502,880
$502.9K
Cap Rate 7%
$359,200
$359.2K
Cap Rate 9%
$279,378
$279.4K
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
$45.7K $16.20/SF
− Vacancy
−$5.5K −$1.94/SF
EGI
$40.2K $14.26/SF
− OpEx
−$15.1K −$5.35/SF
NOI
$25.1K $8.91/SF
Area
Houston County, GA
Vacancy
12.00%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
37.50%
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%
$502,880
Cap Rate 7%
$359,200
Cap Rate 9%
$279,378
Alternative Uses
Best Use
Mixed Use
$359.2K
$314.3K – $419.1K
NOI $25,144 @ 7.0% cap · market cap 5.59%
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
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Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
608
Businesses Nearby
Explore this area
Business Placement
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
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Frequently Asked Questions
What type of property is this?
Mixed-use property - C2-zoned property combines a massage clinic with an upstairs apartment.
Where is this mixed-use 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 mixed‑use building; 0.2‑acre parcel in Warner Robins; C2 zoning
