Industrial Mixed-Use
New
For Sale
$1,499,000
4900A Highway 98 E, Comer, GA 30629
Commercial Sale, Comer, GA
Property Size11,120 SF
Lot Size2.50 Acres
Price / SF$134.80
Days on Market3
Property Features for 4900A Highway 98 E
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
I
Parking
25
Appliances
Electric Water Heater, Refrigerator
Directions
From Comer: Take HWY 98 E towards Danielsville. Go through the 4-way intersection with HWY 172. The property is approximately .2 of a mile on the LEFT. Mobile users: 4900 HWY 98E Comer, Ga.
Standard status
Active
APN
0083-002
Size
11,120 SF
Lot size
2.50 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
C & M /LAND
Tax Annual Amount
6509
Legal Description
C & M /LAND
Utilities
Sewer type
Septic Tank
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
2003
Floors in Building
1
Building materials
Metal Siding
Listing Agency:
Iris Inc Realty
(706) 743-5812
Listed By:
Jake Willcox · License #402642
(706) 338-0765
Added: Sep 23
Changed: Sep 24
Last Checked: Sep 25 at 5:06AM
MLS# CL365265
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.
Investment Insights
Based on property information with market context.
This 11,120-square-foot property combines 5,000 square feet of office space with 6,120 square feet of industrial area. The office layout includes a meeting room, foyer, seven private offices, two bathrooms, a break room, and mezzanine storage. Industrial features include storage, a ventilated painting area, two employee restrooms, a loading dock, and roll-up doors. A pull-through unloading area serves the building, which has established three-phase power. The property was built in 2003 and sits on approximately 2.5 acres at 4900A Highway 98 E in Comer, Georgia.
The sale is subject to Madison County approval of a parcel split and completion of a new survey. Additional building space and acreage are available.
The sale is subject to Madison County approval of a parcel split and completion of a new survey. Additional building space and acreage are available.
Key Highlights
- 11,120 square feet total: 5,000 square feet of office and 6,120 square feet of industrial space
- Approximately 2.5 acres at 4900A Highway 98 E in Comer, Georgia
- Office layout includes seven offices, a meeting room, break room, foyer, two bathrooms, and mezzanine storage
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
$132,106
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
8.81%
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%
$2,642,120
$2.6M
Cap Rate 7%
$1,887,229
$1.9M
Cap Rate 9%
$1,467,844
$1.5M
Market Conditions
NOI Build-Up for 11,120 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
$240.2K $21.60/SF
− Vacancy
−$28.8K −$2.59/SF
EGI
$211.4K $19.01/SF
− OpEx
−$79.3K −$7.13/SF
NOI
$132.1K $11.88/SF
Area
Madison County, GA
Vacancy
12.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$2,642,120
Cap Rate 7%
$1,887,229
Cap Rate 9%
$1,467,844
Alternative Uses
Best Use
Mixed Use
$1.89M
$1.65M – $2.20M
NOI $132,106 @ 7.0% cap · market cap 8.81%
Second Best
Warehouse
$1.17M
$1.02M – $1.36M
NOI $81,630 @ 7.0% cap · market cap 5.45%
Theoretical Best
Office A
$2.68M
$2.35M – $3.13M
NOI $187,649 @ 7.0% cap · market cap 12.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
28
Businesses Nearby
Explore this area
Business Placement
Demographics for 30629, GA
4,950
Population
1,975
Households
2.5
Avg Household Size
41
Median Age
26%
College-Educated
79%
High-School Grad
74.4 sq mi
ZIP Area
67
Density / Sq Mi
$58,806
Median Household Income
$36,934
Median Earnings
$911
Median Rent
$173,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Office and warehouse areas include loading features and established three-phase power.
Where is this mixed-use property located?
The property is located at 4900A Highway 98 E Comer, GA.
What is the asking price?
The asking price for this property is $1,499,000.
What are key features of this property?
This property features: 11,120 square feet total: 5,000 square feet of office and 6,120 square feet of industrial space; Approximately 2.5 acres at 4900A Highway 98 E in Comer, Georgia; Office layout includes seven offices, a meeting room, break room, foyer, two bathrooms, and mezzanine storage
