C-1 Mixed-Use Property with Three
For Sale
$485,000
450 S Oak St, Jackson, GA 30233
Three separate commercial buildings on a C-1-zoned site near downtown Jackson support varied retail, office, and service configurations.
Property Size1,886 SF
Lot Size0.53 Acres
Price / SF$257.16
Days on Market165
Property Features for 450 S Oak St
General Information
Standard status
Active
Size
1,886 SF
Lot size
0.53 Acres
Zoning
C1
Taxes and HOA fees
Annual Taxes
$660
Building Details
Buildings
3
Listing Agency:
Watkins Real Estate Associates
(678) 817-8167
Listed By:
Addison J Corbin · License #359524
(678) 817-8167
Source:
Exprealty
Added: Mar 19
Changed: Aug 29
Last Checked: Aug 29 at 3:03PM
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 Watkins Real Estate Associates
Investment Insights
Based on property information with market context.
This mixed-use property includes three standalone commercial buildings on a 0.53-acre site with 1,886 square feet of property size. The primary building features an open-concept interior that can accommodate retail, restaurant, event, or creative-studio uses. A second building offers a separate setting for office, boutique, or professional workspace functions. The third structure previously operated as a salon and provides another adaptable commercial component.
Located at 450 S Oak St, the property is approximately a five-minute walk from downtown Jackson. C-1 zoning supports retail shops, personal services, professional offices, neighborhood-scale services, and other local commercial uses identified for the site.
Located at 450 S Oak St, the property is approximately a five-minute walk from downtown Jackson. C-1 zoning supports retail shops, personal services, professional offices, neighborhood-scale services, and other local commercial uses identified for the site.
Key Highlights
- Three standalone commercial buildings on a 0.53‑acre C‑1‑zoned site
- 1,886 square feet of property size
- Primary building features an open‑concept layout
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
$26,527
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
5.47%
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%
$530,540
$530.5K
Cap Rate 7%
$378,957
$379.0K
Cap Rate 9%
$294,744
$294.7K
Market Conditions
NOI Build-Up for 1,886 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
$41.4K $21.96/SF
− Vacancy
−$3.5K −$1.87/SF
EGI
$37.9K $20.09/SF
− OpEx
−$11.4K −$6.03/SF
NOI
$26.5K $14.07/SF
Area
Butts County, GA
Vacancy
8.50%
Lease Rate
$21.96 /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%
$530,540
Cap Rate 7%
$378,957
Cap Rate 9%
$294,744
Alternative Uses
Best Use
Retail
$379.0K
$331.6K – $442.1K
NOI $26,527 @ 7.0% cap · market cap 5.47%
Second Best
Office B
$360.8K
$315.7K – $420.9K
NOI $25,256 @ 7.0% cap · market cap 5.21%
Theoretical Best
Office A
$527.2K
$461.3K – $615.1K
NOI $36,905 @ 7.0% cap · market cap 7.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
484
Businesses Nearby
Explore this area
Business Placement
Demographics for 30233, GA
26,248
Population
9,191
Households
2.9
Avg Household Size
40
Median Age
14%
College-Educated
86%
High-School Grad
147.9 sq mi
ZIP Area
177
Density / Sq Mi
$67,831
Median Household Income
$39,992
Median Earnings
$950
Median Rent
$230,700
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Three separate commercial buildings on a C-1-zoned site near downtown Jackson support varied retail, office, and service configurations.
Where is this mixed-use property located?
The property is located at 450 S Oak St Jackson, GA.
What is the asking price?
The asking price for this property is $485,000.
What are key features of this property?
This property features: Three standalone commercial buildings on a 0.53‑acre C‑1‑zoned site; 1,886 square feet of property size; Primary building features an open‑concept layout
