Day Care Center with Live-Work
For Sale
$324,900
6 N Nicholson Cir, Savannah, GA 31419
Former daycare configuration includes bedrooms, bath areas, a bonus room, and a dedicated playroom.
Property Size2,059 SF
Price / SF$157.80
Days on Market118
Property Features for 6 N Nicholson Cir
General Information
Standard status
Active
Size
2,059 SF
Listing Agency:
Fathom Realty Georgia
(912) 541-2556
Listed By:
Cynthia C. Sinclair · License #307134
(912) 541-2556
Source:
Exprealty
Added: Apr 16
Changed: Aug 11
Last Checked: Aug 11 at 5:27AM
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 Fathom Realty Georgia
Investment Insights
Based on property information with market context.
This 2,059-square-foot property was formerly used as a day care center and includes a configuration suited to both business and on-site living. The layout provides 3 bedrooms, 2 full bathrooms, a bonus room with 2 half bathrooms, and a playroom.
Located at 6 N Nicholson Cir in Savannah, the property is within minutes of downtown, Oglethorpe Mall, and SCAD. Its combination of business-oriented prior use and residential-style rooms supports a live-work arrangement for an owner-operator.
Located at 6 N Nicholson Cir in Savannah, the property is within minutes of downtown, Oglethorpe Mall, and SCAD. Its combination of business-oriented prior use and residential-style rooms supports a live-work arrangement for an owner-operator.
Key Highlights
- 2,059‑square‑foot former day care center
- 3 bedrooms and 2 full bathrooms
- Bonus room with 2 half bathrooms
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
$28,626
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%
$572,520
$572.5K
Cap Rate 7%
$408,943
$408.9K
Cap Rate 9%
$318,067
$318.1K
Market Conditions
NOI Build-Up for 2,059 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
$45.7K $22.20/SF
− Vacancy
−$7.5K −$3.66/SF
EGI
$38.2K $18.54/SF
− OpEx
−$9.5K −$4.63/SF
NOI
$28.6K $13.90/SF
Area
Savannah, 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%
$572,520
Cap Rate 7%
$408,943
Cap Rate 9%
$318,067
Alternative Uses
Best Use
Office B
$408.9K
$357.8K – $477.1K
NOI $28,626 @ 7.0% cap · market cap 8.81%
Second Best
Mixed Use
$333.1K
$291.4K – $388.6K
NOI $23,314 @ 7.0% cap · market cap 7.18%
Theoretical Best
Warehouse
$1.92M
$1.68M – $2.24M
NOI $134,699 @ 7.0% cap · market cap 41.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
89
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 31419, GA
55,413
Population
24,862
Households
2.2
Avg Household Size
35
Median Age
34%
College-Educated
91%
High-School Grad
72.9 sq mi
ZIP Area
760
Density / Sq Mi
$70,734
Median Household Income
$35,804
Median Earnings
$1,344
Median Rent
$239,600
Median Home Value
Market
Vacancy Rate% for Office in Savannah, GA
Questions? Ask Rey
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Similar Off Market Nearby
- Pookie Bear Day Care — 6 N Nicholson Cir, Savannah, GA 31419
- The Little School at Savannah Country Day School — 824 Stillwood Dr, Savannah, GA 31419
Frequently Asked Questions
What type of property is this?
Day care center - Former daycare configuration includes bedrooms, bath areas, a bonus room, and a dedicated playroom.
Where is this day care center located?
The property is located at 6 N Nicholson Cir Savannah, GA.
What is the asking price?
The asking price for this property is $324,900.
What are key features of this property?
This property features: 2,059‑square‑foot former day care center; 3 bedrooms and 2 full bathrooms; Bonus room with 2 half bathrooms
