Conditioned Flex Industrial
For Sale
$2,500,000
4159 Mike Padgett Highway, Augusta, GA 30906
Fenced heavy-industrial property combines conditioned production space with dedicated offices, loading access, and compressed-air infrastructure.
Property Size15,140 SF
Days on Market90
Property Features for 4159 Mike Padgett Highway
General Information
Standard status
Active
Size
15,140 SF
Property subtype
Industrial
Building Details
Building Size
15,140 SF
Listing Agency:
Jordan Trotter Commercial Real Estate
(706) 829-0302
Listed By:
Robert McCrary · License #GA #434698
(706) 829-0302
Source:
Jordantrotter
Added: Jun 2
Changed: Aug 30
Last Checked: Jun 4 at 2:47AM
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 Jordan Trotter Commercial Real Estate
Investment Insights
Based on property information with market context.
This flex industrial property includes a 12,800 SF facility on 4.91 acres with separate office and warehouse components. The 2,000 SF office area provides five private offices, two restrooms, reception space, and a conditioned shipping and receiving bay. The 10,800 SF warehouse is also fully conditioned and includes additional offices, two restrooms, a 6-inch concrete slab with select 8-inch reinforced sections, an 8-foot-by-8-foot dock-high door, and a 10-foot-by-12-foot drive-in door.
Production infrastructure includes full air-compression lines with drops, a 50 HP compressor, and dual 60-gallon tanks. The property is fully fenced and carries Heavy Industrial (HI) zoning. A 300 SF safe room supports secure storage, while two additional storage units are located behind the building. Electrical service is 240 V, 3-phase, and the configuration supports fabrication or manufacturing operations.
Production infrastructure includes full air-compression lines with drops, a 50 HP compressor, and dual 60-gallon tanks. The property is fully fenced and carries Heavy Industrial (HI) zoning. A 300 SF safe room supports secure storage, while two additional storage units are located behind the building. Electrical service is 240 V, 3-phase, and the configuration supports fabrication or manufacturing operations.
Key Highlights
- 12,800 SF facility on 4.91 acres
- 10,800 SF fully conditioned warehouse with 2,000 SF of office space
- 8' x 8' dock‑high door and 10' x 12' drive‑in door
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
$128,956
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
5.16%
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%
$2,579,120
$2.6M
Cap Rate 7%
$1,842,229
$1.8M
Cap Rate 9%
$1,432,844
$1.4M
Market Conditions
NOI Build-Up for 15,140 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
$218.0K $14.40/SF
− Vacancy
−$19.6K −$1.30/SF
EGI
$198.4K $13.10/SF
− OpEx
−$69.4K −$4.59/SF
NOI
$129.0K $8.52/SF
Area
Augusta, GA
Vacancy
9.00%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
35.00%
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%
$2,579,120
Cap Rate 7%
$1,842,229
Cap Rate 9%
$1,432,844
Alternative Uses
Best Use
Flex RnD
$1.84M
$1.61M – $2.15M
NOI $128,956 @ 7.0% cap · market cap 5.16%
Second Best
Warehouse
$1.65M
$1.45M – $1.93M
NOI $115,741 @ 7.0% cap · market cap 4.63%
Theoretical Best
Office A
$4.78M
$4.18M – $5.58M
NOI $334,515 @ 7.0% cap · market cap 13.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
34
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
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 Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Fenced heavy-industrial property combines conditioned production space with dedicated offices, loading access, and compressed-air infrastructure.
Where is this flex space located?
The property is located at 4159 Mike Padgett Highway Augusta, GA.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: 12,800 SF facility on 4.91 acres; 10,800 SF fully conditioned warehouse with 2,000 SF of office space; 8' x 8' dock‑high door and 10' x 12' drive‑in door
