For Sale
$1,200,000
3535 Noel C Conaway Road, Guyton, GA 31312
Commercial Sale, Guyton, GA
Property Size1,512 SF
Lot Size3.45 Acres
Price / SF$793.65
Days on Market17
Property Features for 3535 Noel C Conaway Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
AR-2
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bathroom 1, Bedroom 1, Bedroom 2, Bathroom 2
Interior features
Fireplace
Exterior features
Fence
Fencing
Fenced, Privacy
Fireplace
1
Appliances
Electric Water Heater, Refrigerator
Directions
Head South on HWY-21 (Augusta Rd) going to Lakeside Blvd, turn right onto HWY-30 W. At traffic circle take the 1st exit and stay on HWY-30 W. Turn right onto Pecan Ln, turn right and arrive at the home.
Standard status
Active
APN
04360-00000-044-000 & 04360044A00
Size
1,512 SF
Lot size
3.45 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
1.33 AC TRCT 1 (SPLT 436-44A) PLT 29/326
Tax Annual Amount
2147
Legal Description
1.33 AC TRCT 1 (SPLT 436-44A) PLT 29/326
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Water source
Well, Private
Building Details
Year built
1989
Floors in Building
1
Building materials
Brick
Roof type
Composition
Additional Structures
Workshop
Listing Agency:
Next Move Real Estate LLC
(912) 295-5807
Listed By:
Jason E. Bragg · License #442299
(912) 429-6193
Added: Aug 18
Changed: Aug 20
Last Checked: Sep 3 at 3:06AM
MLS# SA362888
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.
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
$81,459
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
6.79%
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%
$1,629,180
$1.6M
Cap Rate 7%
$1,163,700
$1.2M
Cap Rate 9%
$905,100
$905.1K
Market Conditions
NOI Build-Up for 1,512 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
$132.1K $87.36/SF
− Vacancy
−$15.7K −$10.40/SF
EGI
$116.4K $76.96/SF
− OpEx
−$34.9K −$23.09/SF
NOI
$81.5K $53.87/SF
Area
Effingham County, GA
Vacancy
11.90%
Lease Rate
$87.36 /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%
$1,629,180
Cap Rate 7%
$1,163,700
Cap Rate 9%
$905,100
Alternative Uses
Best Use
Industrial
$1.16M
$1.02M – $1.36M
NOI $81,459 @ 7.0% cap · market cap 6.79%
Second Best
Flex RnD
$324.2K
$283.7K – $378.2K
NOI $22,694 @ 7.0% cap · market cap 1.89%
Theoretical Best
Warehouse
$1.41M
$1.24M – $1.65M
NOI $98,914 @ 7.0% cap · market cap 8.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
19
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 31312, GA
24,401
Population
8,803
Households
2.8
Avg Household Size
35
Median Age
29%
College-Educated
91%
High-School Grad
174.8 sq mi
ZIP Area
140
Density / Sq Mi
$98,367
Median Household Income
$49,512
Median Earnings
$1,394
Median Rent
$264,700
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
Where is this auto shop located?
The property is located at 3535 Noel C Conaway Road Guyton, GA.
What is the asking price?
The asking price for this property is $1,200,000.
