Port-Adjacent Mixed-Use
For Sale
$925,000
55 Main Street, Garden City, GA 31408
RIN zoning supports office, logistics, institutional, and residential uses.
Property Size2,800 SF
Lot Size0.68 Acres
Price / SF$152.14
Days on Market255
Property Features for 55 Main Street
General Information
Standard status
Active
Size
2,800 SF
Lot size
0.68 Acres
Property subtype
Commercial Sale / Multi Family
Zoning
RIN
Additional Details
Road Access
Yes
Multifamily Units
5
Taxes and HOA fees
Annual Taxes
$3,524
Amenities
Central Air, Electric, Yes
Yes, Central, Electric
Electric Water Heater, Oven, Range, Refrigerator
1
Other
Block
Building Details
Year Built
1947
Building Size
2,800 SF
Listing Agency:
Vision RE & Property Mgmt.
(843) 494-1964
Listed By:
Emily O. Kelley · License #363005
(843) 494-1964
Source:
Compass
Added: Dec 18, 2025
Changed: Aug 29
Last Checked: Aug 29 at 4:57PM
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 Vision RE & Property Mgmt.
Investment Insights
Based on property information with market context.
This 0.68-acre mixed-use property at 55 Main Street includes five residential units and a vacant commercial building of approximately 2,800 SF. The commercial structure has nine rooms, shared areas, multiple bathrooms with showers, two kitchens, and covered storage. The residential component includes a quadplex and a separate two-bedroom unit, while the site also provides a large parking area with camper and trailer parking permitted.
Located in Garden City across from the Port of Savannah, the property sits near Gate 1, the main terminal entrance off Bourne Avenue, and the Port’s Human Resources & Benefits building on Main Street. RIN zoning allows office, logistics support, light industrial or warehouse support, medical, personal service, daycare, assisted living, shared housing, and institutional uses. The existing commercial building may also be converted into additional multifamily units.
Located in Garden City across from the Port of Savannah, the property sits near Gate 1, the main terminal entrance off Bourne Avenue, and the Port’s Human Resources & Benefits building on Main Street. RIN zoning allows office, logistics support, light industrial or warehouse support, medical, personal service, daycare, assisted living, shared housing, and institutional uses. The existing commercial building may also be converted into additional multifamily units.
Key Highlights
- 0.68‑acre mixed‑use property at 55 Main Street, Garden City, GA 31408
- Across from the Port of Savannah and near Gate 1 off Bourne Avenue
- Vacant ±2,800 SF commercial building with nine rooms, covered storage, and two kitchens
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
$84,529
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
9.14%
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%
$1,690,580
$1.7M
Cap Rate 7%
$1,207,557
$1.2M
Cap Rate 9%
$939,211
$939.2K
Market Conditions
NOI Build-Up for 6,080 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
$135.0K $22.20/SF
− Vacancy
−$22.3K −$3.66/SF
EGI
$112.7K $18.54/SF
− OpEx
−$28.2K −$4.63/SF
NOI
$84.5K $13.90/SF
Area
Chatham County, GA
Vacancy
16.50%
Lease Rate
$22.20 /SF/Yr
Expense Ratio
25.00%
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%
$1,690,580
Cap Rate 7%
$1,207,557
Cap Rate 9%
$939,211
Alternative Uses
Best Use
Office B
$1.21M
$1.06M – $1.41M
NOI $84,529 @ 7.0% cap · market cap 9.14%
Second Best
Mixed Use
$983.5K
$860.6K – $1.15M
NOI $68,845 @ 7.0% cap · market cap 7.44%
Theoretical Best
Warehouse
$5.68M
$4.97M – $6.63M
NOI $397,751 @ 7.0% cap · market cap 43.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
5
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
89
Businesses Nearby
Explore this area
Business Placement
Demographics for 31408, GA
11,790
Population
4,529
Households
2.6
Avg Household Size
36
Median Age
13%
College-Educated
82%
High-School Grad
21.1 sq mi
ZIP Area
559
Density / Sq Mi
$40,109
Median Household Income
$30,667
Median Earnings
$1,080
Median Rent
$160,600
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 - RIN zoning supports office, logistics, institutional, and residential uses.
Where is this mixed-use property located?
The property is located at 55 Main Street Garden City, GA.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: 0.68‑acre mixed‑use property at 55 Main Street, Garden City, GA 31408; Across from the Port of Savannah and near Gate 1 off Bourne Avenue; Vacant ±2,800 SF commercial building with nine rooms, covered storage, and two kitchens
