Fully Occupied Strip
For Sale
$1,095,000
3558 Windsor Spring Rd, Augusta, GA 30906
Five local tenants occupy a retail center with two access points and recently sealed and striped parking.
Property Size6,000 SF
Days on Market168
Property Features for 3558 Windsor Spring Rd
General Information
Standard status
Active
Size
6,000 SF
Property subtype
Strip Center
Occupancy
100%
Site & Location
Traffic Count
19,000 vehicles/day
Road Access
Yes
Building Details
Building Size
6,000 SF
Year Built
2001
Tenancy
Multi
Listing Agency:
Sherman & Hemstreet Real Estate Co.
(706) 722-8334
Listed By:
Chris Farrow · License #303817
(706) 722-8334
Source:
Thebrokerlist
Added: Mar 16
Changed: Aug 29
Last Checked: Aug 29 at 6:34PM
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 Sherman & Hemstreet Real Estate Co.
Investment Insights
Based on property information with market context.
Windsor Crossing is a 2001-built strip mall with five local tenants and 100% occupancy. The property includes two points of ingress and egress, two monument signs, and a parking lot that was recently sealed and striped. Recent lease renewals have included rental increases, while historical vacancy has remained low.
The center fronts Windsor Spring Road in Augusta, an arterial connecting the Hephzibah area with I-520 and downtown Augusta. The roadway carries more than 19,000 cars per day. Windsor Crossing is approximately half a mile from the Windsor Spring Road and Tobacco Road intersection, near a Neighborhood Walmart. Other nearby retailers identified in the property information include Checkers, Sprint Foods gas station, and Sparkle Express car wash.
The center fronts Windsor Spring Road in Augusta, an arterial connecting the Hephzibah area with I-520 and downtown Augusta. The roadway carries more than 19,000 cars per day. Windsor Crossing is approximately half a mile from the Windsor Spring Road and Tobacco Road intersection, near a Neighborhood Walmart. Other nearby retailers identified in the property information include Checkers, Sprint Foods gas station, and Sparkle Express car wash.
Key Highlights
- 100% occupancy across 5 local tenant spaces
- 2001‑built strip mall on Windsor Spring Road
- More than 19,000 cars per day on Windsor Spring Road
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
$66,839
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
6.10%
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%
$1,336,780
$1.3M
Cap Rate 7%
$954,843
$954.8K
Cap Rate 9%
$742,656
$742.7K
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
$99.4K $16.56/SF
− Vacancy
−$3.9K −$0.65/SF
EGI
$95.5K $15.91/SF
− OpEx
−$28.6K −$4.77/SF
NOI
$66.8K $11.14/SF
Area
Augusta, GA
Vacancy
3.90%
Lease Rate
$16.56 /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%
$1,336,780
Cap Rate 7%
$954,843
Cap Rate 9%
$742,656
Alternative Uses
Best Use
Retail
$954.8K
$835.5K – $1.11M
NOI $66,839 @ 7.0% cap · market cap 6.10%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.89M
$1.66M – $2.21M
NOI $132,569 @ 7.0% cap · market cap 12.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
19,000 VPD
Traffic count
100%
Occupancy
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
83
Businesses Nearby
10k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 79%
Dining 21%
Sparkle Express Car Wash
Shops & Services
7,861 visits/mo
0.3 miles
Checkers
Dining
2,084 visits/mo
0.4 miles
Demographics for 30906, GA
58,458
Population
24,663
Households
2.4
Avg Household Size
37
Median Age
12%
College-Educated
85%
High-School Grad
86.7 sq mi
ZIP Area
674
Density / Sq Mi
$46,159
Median Household Income
$29,218
Median Earnings
$1,051
Median Rent
$115,000
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?
Strip mall - Five local tenants occupy a retail center with two access points and recently sealed and striped parking.
Where is this strip mall located?
The property is located at 3558 Windsor Spring Rd Augusta, GA.
What is the asking price?
The asking price for this property is $1,095,000.
What are key features of this property?
This property features: 100% occupancy across 5 local tenant spaces; 2001‑built strip mall on Windsor Spring Road; More than 19,000 cars per day on Windsor Spring Road
