First-Floor Office Condo
For Sale
$224,900
602-9100 White Bluff Road, Savannah, GA 31406
First-floor office condo with a reception area, four private offices, and a large restroom with kitchenette.
Property Size1,073 SF
Price / SF$209.60
Days on Market104
Property Features for 602-9100 White Bluff Road
General Information
Standard status
Active
Size
1,073 SF
Listing Agency:
ERA Southeast Coastal
(912) 927-1088
Listed By:
Steven Fischer · License #132691
(912) 656-1165
Source:
Exprealty
Added: May 26
Changed: Sep 5
Last Checked: Sep 5 at 11:10AM
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 ERA Southeast Coastal
Investment Insights
Based on property information with market context.
This first-floor office condo suite is set in a stately brick exterior building and features a large reception area, four large private offices, and a big restroom. Additional improvements include a kitchenette, a water fountain, and lots of storage. The unit also has convenient rear door access and includes access to nice fenced common areas with a lake.
Located off White Bluff Road near Montgomery Crossroads in Savannah, the property offers straightforward access for business use. The fenced common area setting with lake views provides an attractive shared environment.
Inside, the layout supports multiple private offices alongside a reception area, with restroom, kitchenette, and storage included within the suite.
Located off White Bluff Road near Montgomery Crossroads in Savannah, the property offers straightforward access for business use. The fenced common area setting with lake views provides an attractive shared environment.
Inside, the layout supports multiple private offices alongside a reception area, with restroom, kitchenette, and storage included within the suite.
Key Highlights
- First‑floor office condo off White Bluff Rd near Montgomery Crossroads
- Large reception area plus four large private offices
- Large restroom with kitchenette
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
$14,918
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
6.63%
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%
$298,360
$298.4K
Cap Rate 7%
$213,114
$213.1K
Cap Rate 9%
$165,756
$165.8K
Market Conditions
NOI Build-Up for 1,073 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
$23.8K $22.20/SF
− Vacancy
−$3.9K −$3.66/SF
EGI
$19.9K $18.54/SF
− OpEx
−$5.0K −$4.63/SF
NOI
$14.9K $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%
$298,360
Cap Rate 7%
$213,114
Cap Rate 9%
$165,756
Alternative Uses
Best Use
Office B
$213.1K
$186.5K – $248.6K
NOI $14,918 @ 7.0% cap · market cap 6.63%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$1.00M
$877.4K – $1.17M
NOI $70,195 @ 7.0% cap · market cap 31.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
51
Businesses Nearby
Explore this area
Business Placement
Demographics for 31406, GA
34,579
Population
15,424
Households
2.2
Avg Household Size
39
Median Age
37%
College-Educated
93%
High-School Grad
26.2 sq mi
ZIP Area
1,320
Density / Sq Mi
$66,084
Median Household Income
$41,512
Median Earnings
$1,340
Median Rent
$260,800
Median Home Value
Market
Vacancy Rate% for Office in Savannah, GA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - First-floor office condo with a reception area, four private offices, and a large restroom with kitchenette.
Where is this office units located?
The property is located at 602-9100 White Bluff Road Savannah, GA.
What is the asking price?
The asking price for this property is $224,900.
What are key features of this property?
This property features: First‑floor office condo off White Bluff Rd near Montgomery Crossroads; Large reception area plus four large private offices; Large restroom with kitchenette
