For Sale
$415,000
410 E Montgomery Cross Roads, Savannah, GA 31406
Commercial Sale, Savannah, GA
Property Size1,934 SF
Lot Size0.20 Acres
Price / SF$214.58
Days on Market147
Property Features for 410 E Montgomery Cross Roads
General Information
Property type
Commercial Sale
Property subtype
Single Family Residence
Zoning
IP
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2
Appliances
Electric Water Heater
Directions
From Waters Ave, Take a left a Right on Montgomery Cross Roads. The property is on the right between Waters Ave and Aegean Ave.
Standard status
Active
APN
2053105018
Size
1,934 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LT 177 SKYLAND TERR
Tax Annual Amount
1912
Legal Description
LT 177 SKYLAND TERR
Utilities
Sewer type
Public Sewer
Heating system
Heat Pump (Heating), Electric (Heating), Central
Cooling system
Central Air, Electric, Heat Pump
Water source
Public
Building Details
Year built
1957
Floors in Building
1
Building materials
Brick
Roof type
Asphalt
Architectural style
Ranch
Listing Agency:
Keller Williams Coastal Area P · Keller Williams Realty
(912) 356-5001
Listed By:
Ben Barksdale · License #262950
(912) 844-8772
Added: Mar 30
Changed: Aug 19
Last Checked: Aug 23 at 9:06PM
MLS# SA352214
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
$19,017
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
4.58%
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%
$380,340
$380.3K
Cap Rate 7%
$271,671
$271.7K
Cap Rate 9%
$211,300
$211.3K
Market Conditions
NOI Build-Up for 1,934 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
$36.9K $19.08/SF
− Vacancy
−$2.3K −$1.20/SF
EGI
$34.6K $17.88/SF
− OpEx
−$15.6K −$8.05/SF
NOI
$19.0K $9.83/SF
Area
Savannah, GA
Vacancy
6.30%
Lease Rate
$19.08 /SF/Yr
Expense Ratio
45.00%
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%
$380,340
Cap Rate 7%
$271,671
Cap Rate 9%
$211,300
Alternative Uses
Best Use
Apartment 5plus
$271.7K
$237.7K – $317.0K
NOI $19,017 @ 7.0% cap · market cap 4.58%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$1.81M
$1.58M – $2.11M
NOI $126,521 @ 7.0% cap · market cap 30.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,391
Businesses Nearby
Explore this area
Business Placement
Demographics for 31406, GA
34,579
Population
15,424
Households
2.2
Avg Household Size
39
Median Age
37%
College-Educated
93%
High-School Grad
26.2 sq mi
ZIP Area
1,320
Density / Sq Mi
$66,084
Median Household Income
$41,512
Median Earnings
$1,340
Median Rent
$260,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
Where is this commercial land located?
The property is located at 410 E Montgomery Cross Roads Savannah, GA.
What is the asking price?
The asking price for this property is $415,000.
