Retail Investment
For Sale
Contact for pricing
4625 Mercer University Dr, Macon, GA 31210
For sale retail property with a reported 7.75% CAP on 9,180 square feet.
Property Size9,180 SF
Price / SF$175.93
Days on Market83
Property Features for 4625 Mercer University Dr
General Information
Standard status
Active
Size
9,180 SF
Class
A
Property subtype
Retail
Zoning
PDC
Occupancy
100%
Lease Type
Absolute Net
Investment Type
Net Lease
Net Operating Income
$125,174
Additional Details
Cap Rate
7.75%
Building Details
Year Built
2015
Buildings
1
Tenancy
Single
Listing Agency:
Encore Real Estate Investment Services
Listed By:
Nick Yaldo · License #6501447447
(248) 970-2648
Source:
Crexi
Added: Jun 15
Changed: Sep 2
Last Checked: Sep 1 at 10:11PM
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 Encore Real Estate Investment Services
Investment Insights
Based on property information with market context.
This for-sale retail property offers a total building area of 9,180 square feet and is presented with a reported 7.75% CAP.
The asset is located at 4625 Mercer University Dr, Macon, GA 31210, and is being marketed as a retail investment opportunity with an asking price of $1,615,000.
The asset is located at 4625 Mercer University Dr, Macon, GA 31210, and is being marketed as a retail investment opportunity with an asking price of $1,615,000.
Key Highlights
- Retail property built in 2015
- Reported 7.75% CAP
- 9,180 sq ft retail space
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
$87,352
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
5.41%
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%
$1,747,040
$1.7M
Cap Rate 7%
$1,247,886
$1.2M
Cap Rate 9%
$970,578
$970.6K
Market Conditions
NOI Build-Up for 9,180 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
$132.2K $14.40/SF
− Vacancy
−$7.4K −$0.81/SF
EGI
$124.8K $13.59/SF
− OpEx
−$37.4K −$4.08/SF
NOI
$87.4K $9.52/SF
Area
Macon, GA
Vacancy
5.60%
Lease Rate
$14.40 /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%
$1,747,040
Cap Rate 7%
$1,247,886
Cap Rate 9%
$970,578
Alternative Uses
Best Use
Retail
$1.25M
$1.09M – $1.46M
NOI $87,352 @ 7.0% cap · market cap 5.41%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$1.76M
$1.54M – $2.05M
NOI $122,939 @ 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
498
Businesses Nearby
73k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Home Improvements & Furnishings 48%
Shops & Services 35%
Electronics 9%
Dining 8%
The Home Depot
Home Improvements & Furnishings
31,401 visits/mo
0.3 miles
BP
Shops & Services
6,472 visits/mo
0.5 miles
McAlister's Deli
Dining
6,084 visits/mo
0.4 miles
Verizon
Electronics
4,458 visits/mo
0.4 miles
Family Dollar
Shops & Services
4,106 visits/mo
0.1 miles
Demographics for 31210, GA
35,345
Population
15,768
Households
2.2
Avg Household Size
39
Median Age
48%
College-Educated
95%
High-School Grad
41.3 sq mi
ZIP Area
856
Density / Sq Mi
$82,158
Median Household Income
$44,231
Median Earnings
$1,260
Median Rent
$259,600
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?
Retail space - For sale retail property with a reported 7.75% CAP on 9,180 square feet.
Where is this retail space located?
The property is located at 4625 Mercer University Dr Macon, GA.
What is the asking price?
The asking price for this property is $1,615,000.
What are key features of this property?
This property features: Retail property built in 2015; Reported 7.75% CAP; 9,180 sq ft retail space
