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    Development Opportunity in Growing Corridor Title is generated by Realmo AI

    489 Noel C Conaway Road, Guyton, GA 31312

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    For Sale
    $800,000

    LAND - Rustic - Guyton, GA

    Property size:
    2,555 SF
    Lot size:
    1.95 Acres
    Price / SF:
    $313/SF
    Added:
    Sep 26, 2025
    Days on Market:
    239
    Last Refresh:
    May 22 at 7:06 pm

    Property Features for 489 Noel C Conaway Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    AR-2
    Appliances
    Electric Water Heater
    Standard status
    Active
    APN
    03520-00000-073-000
    Size
    2,555 SF
    Lot size
    1.95 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    1.95 AC(-.05 AC RD R/W)
    Tax Annual Amount
    5022

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Electric (Heating), Central
    Cooling system
    Electric, Central Air
    Water source
    Well, Private

    Building Details

    Year built
    1910
    Floors in Building
    1
    Flooring type
    Hardwood
    Building materials
    Frame, Wood Siding
    Roof type
    Metal
    Architectural style
    Rustic
    Additional Structures
    Outbuilding

    We can help!

    Listing Contact
    Lyndsay D. Smith

    Listing agent Lyndsay D. Smith License #365539

    Listing office Keller Williams Coastal Area P 329 Commercial Dr., Suite 100, Savannah, GA

    Listing date Sep 26, 2025

    MLS# SA340505

    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.

    HighLights

    • Prime development opportunity in a rapidly growing corridor of Effingham County.
    • Excellent frontage, visibility, and access, ideal for commercial, mixed‑use, or high‑density residential development.
    • Located minutes from Rincon, Pooler, and the Hyundai Metaplant.
    • Surrounded by rapid growth and upcoming commercial expansion.
    • Suitable for various development projects: townhomes, retail plaza, mini‑storage, medical offices, or build‑to‑rent community.
    • Two adjoining parcels offering combined site potential.

    Overview

    This property presents a prime development opportunity with two adjoining parcels located at 1405 Zittrouer and 489 Noel C. Conaway Rd in Guyton, GA. Situated in one of Effingham County's fastest-growing corridors, the combined site offers excellent frontage, visibility, and access. The location is just minutes from Rincon, Pooler, and the Hyundai Metaplant. The property is suitable for future commercial, mixed-use, or high-density residential development. The surrounding area is experiencing rapid growth and upcoming commercial expansion, placing this property in a path of progress. Rezoning will be necessary to unlock its full potential, making it ideal for townhomes, a retail plaza, mini-storage, medical offices, or a build-to-rent community. The property, zoned AR-2, spans 1.95 acres. The property size is 2555 square feet. This is an opportunity to shape one of Effingham's most desirable corridors.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Restaurant Real Estate Agency Building Supply Auto Repair Shop Kitchen & Bath Showroom Grocery & Convenience Store Plumbing Service Restaurant Clothing & Fashion Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Guyton
    County
    Effingham
    State
    Georgia
    Longitude
    -81.352088
    Latitude
    32.200587

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    FAQs

    What type of property is this?
    Commercial land - Two adjoining parcels ideal for commercial or residential development.
    Where is this commercial land located?
    The property is located at 489 Noel C Conaway Road Guyton, GA.
    What is the asking price?
    The asking price for this property is $800,000.
    What are key features of this property?
    This property features: Prime development opportunity in a rapidly growing corridor of Effingham County.; Excellent frontage, visibility, and access, ideal for commercial, mixed‑use, or high‑density residential development.; Located minutes from Rincon, Pooler, and the Hyundai Metaplant.
    (912) 356-5001
    We can help!
    Listing Contact
    Lyndsay D. Smith
    Real Estate License ID: 365539
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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