Day Care Center With
For Sale
$324,900
6 N Nicholson Circle, Savannah, GA 31419
Commercial Sale, Savannah, GA
Property Size2,059 SF
Lot Size0.29 Acres
Price / SF$157.80
Days on Market131
Property Features for 6 N Nicholson Circle
General Information
Property type
Commercial Sale
Property subtype
Single Family Residence
Zoning
R1
Zoning description
Commercial, Mixed use
Bedrooms
3
Bathrooms
4
Full bathrooms
2
Half bathrooms
2
Rooms
Bedroom 1, Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 3, Bathroom 4, Bedroom 2
Security features
Security System
Interior features
Fireplace
Exterior features
Fence
Fencing
Fenced
Fireplace
1
Appliances
Dishwasher, Electric Water Heater, Refrigerator
Directions
TAKE TRUMAN PARKWAY TO WATERS AVE HEADING SOUTH TO COFFEE BLUFF ROAD. MAKE A RIGHT INTO NICHOLSON SUBDIVISION THEN THE FIRST RIGHT ONTO NORTH NICHOLSON. HOME IS ON THE RIGHT
Standard status
Active
APN
2068905047
Size
2,059 SF
Lot size
0.29 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 35 NICHOLSON WOODS PHASE 3
Tax Annual Amount
1696
Legal Description
LOT 35 NICHOLSON WOODS PHASE 3
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
1987
Floors in Building
1
Building materials
Brick
Roof type
Asphalt
Architectural style
Ranch
Listing Agency:
Fathom Realty Georgia
(888) 455-6040
Listed By:
Cynthia C. Sinclair · License #307134
(912) 541-2556
Added: Apr 16
Changed: Aug 19
Last Checked: Aug 24 at 12:06AM
MLS# SA353809
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 2,059-square-foot brick ranch property sits on 0.29 acres and was formerly used as a daycare center. The layout includes three bedrooms, two full bathrooms, a bonus room with two half bathrooms, and a playroom. Interior features include a fireplace, while the fenced exterior provides enclosed outdoor space. The property also includes a dishwasher, refrigerator, electric water heater, central heating, and central air conditioning.
Located at 6 N Nicholson Circle in Savannah, the property is within minutes of downtown, Oglethorpe Mall, and SCAD. It has public water, public sewer, cable availability, an asphalt roof, and an R1 zoning designation. The combination of existing rooms and former daycare use provides a defined physical layout for continued evaluation as a specialty property.
Located at 6 N Nicholson Circle in Savannah, the property is within minutes of downtown, Oglethorpe Mall, and SCAD. It has public water, public sewer, cable availability, an asphalt roof, and an R1 zoning designation. The combination of existing rooms and former daycare use provides a defined physical layout for continued evaluation as a specialty property.
Key Highlights
- 2,059‑square‑foot brick ranch property on 0.29 acres
- Former daycare center with three bedrooms, two full bathrooms, and a playroom
- Bonus room includes two 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
85
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 property with a fenced lot, public water and sewer, and a flexible room configuration.
Where is this day care center located?
The property is located at 6 N Nicholson Circle 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 brick ranch property on 0.29 acres; Former daycare center with three bedrooms, two full bathrooms, and a playroom; Bonus room includes two half bathrooms
