Mixed-Use Property with
New
For Sale
$799,000
640 Meinhard Rd, Port Wentworth, GA 31407
Includes fenced storage areas, multiple workshops, and a compacted gravel shop yard.
Property Size2,068 SF
Price / SF$386.36
Days on Market3
Property Features for 640 Meinhard Rd
General Information
Standard status
Active
Size
2,068 SF
Property subtype
Commercial
Building Details
Year Built
2016
Listing Agency:
Next Move Real Estate LLC
Listed By:
Cynthia H. Parker · License #258282
(912) 826-0927
Source:
Myhomesearchtriangle
Added: Sep 12
Changed: Sep 14
Last Checked: Sep 14 at 2:40PM
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 Next Move Real Estate LLC
Investment Insights
Based on property information with market context.
This mixed-use property includes a 3BR/3Bath residence, multiple enclosed and open work areas, and substantial outdoor storage improvements. The 60x40 spray-foam insulated workshop contains office space, a full bath, and a flex area. A separate 40x30 workshop adds additional covered workspace, while 3 Bay and 2 Bay open pole barns provide parking and storage. The site also includes four 40' High-Cube containers and one 20' High Cube container.
Located at 640 Meinhard Rd in Port Wentworth, the property sits just behind Patriot Park. The gravel-prepped shop yard has been professionally compacted to support substantial weight loads, and the property is extensively fenced. Built in 2016, it offers a combination of residential, workshop, storage, and yard improvements in an area where nearby hotel and retail development is expanding.
Located at 640 Meinhard Rd in Port Wentworth, the property sits just behind Patriot Park. The gravel-prepped shop yard has been professionally compacted to support substantial weight loads, and the property is extensively fenced. Built in 2016, it offers a combination of residential, workshop, storage, and yard improvements in an area where nearby hotel and retail development is expanding.
Key Highlights
- 2,068‑square‑foot mixed‑use property built in 2016
- 60x40 spray‑foam insulated workshop with office, full bath, and flex area
- Separate 40x30 workshop plus 3 Bay and 2 Bay open pole barns
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
$31,039
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
3.88%
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%
$620,780
$620.8K
Cap Rate 7%
$443,414
$443.4K
Cap Rate 9%
$344,878
$344.9K
Market Conditions
NOI Build-Up for 2,068 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
$53.4K $25.80/SF
− Vacancy
−$5.6K −$2.71/SF
EGI
$47.8K $23.09/SF
− OpEx
−$16.7K −$8.08/SF
NOI
$31.0K $15.01/SF
Area
Chatham County, GA
Vacancy
10.50%
Lease Rate
$25.80 /SF/Yr
Expense Ratio
35.00%
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%
$620,780
Cap Rate 7%
$443,414
Cap Rate 9%
$344,878
Alternative Uses
Best Use
Warehouse
$1.93M
$1.69M – $2.25M
NOI $135,288 @ 7.0% cap · market cap 16.93%
Second Best
Flex RnD
$443.4K
$388.0K – $517.3K
NOI $31,039 @ 7.0% cap · market cap 3.88%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
144
Businesses Nearby
Explore this area
Business Placement
Demographics for 31407, GA
20,990
Population
9,613
Households
2.2
Avg Household Size
32
Median Age
37%
College-Educated
92%
High-School Grad
33.9 sq mi
ZIP Area
619
Density / Sq Mi
$83,954
Median Household Income
$42,367
Median Earnings
$1,726
Median Rent
$223,100
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Includes fenced storage areas, multiple workshops, and a compacted gravel shop yard.
Where is this mixed-use property located?
The property is located at 640 Meinhard Rd Port Wentworth, GA.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: 2,068‑square‑foot mixed‑use property built in 2016; 60x40 spray‑foam insulated workshop with office, full bath, and flex area; Separate 40x30 workshop plus 3 Bay and 2 Bay open pole barns
