Mixed-Use Property with
For Sale
$799,000
640 Meinhard Road, Port Wentworth, GA 31407
Versatile commercial property combining residential improvements, enclosed work areas, storage structures, and a reinforced yard.
Property Size2,016 SF
Price / SF$386.36
Days on Market8
Property Features for 640 Meinhard Road
General Information
Standard status
Active
Size
2,016 SF
Property subtype
Other
Additional Details
Fenced Yard
Yes
Amenities
Land Lot: UNITE, 2.73 acres, Level
Metal
Chain Link, Fenced
Septic Tank
Annual Amount: $8,171, Year: 2025
Concrete
Central Air, Electric
Central, Electric
Cumulative Days on Market: 5, 5 days on market, On Market Date: 2026-09-12
Parking Total: 7, Covered
Built in 2016, Concrete, Steel Siding, Mixed Use, Office, Retail
County: Chatham
Workshop, Resale
Cable Available, Propane, Underground Utilities, Private, Well
Negotiable
Building Security, Closed Circuit Cameras, Security Gate
Building Details
Building Size
2,016 SF
Year Built
2016
Listing Agency:
Next Move Real Estate
(912) 295-5807
Listed By:
Cynthia Parker
(912) 663-7689
Source:
Blackstreaminternational
Added: Sep 12
Changed: Sep 18
Last Checked: Sep 19 at 10:16AM
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
Investment Insights
Based on property information with market context.
This mixed-use property at 640 Meinhard Road includes a 3-bedroom, 3-bath residence along with multiple work and storage improvements. The site features a 60-by-40-foot spray-foam-insulated workshop with office space, a full bathroom, and flex area, plus a separate 40-by-30-foot workshop. Two open pole barns provide additional covered utility, with one 3-bay structure and one 2-bay structure. Extensive fencing surrounds the property, while four 40-foot high-cube containers and one 20-foot high-cube container expand storage capacity.
The gravel shop yard has been professionally compacted to support substantial weight loads. The property is located at 640 Meinhard Road in Port Wentworth, Georgia, behind Patriot Park. Built in 2016, the improvements offer a combination of residential accommodation, workshop space, covered storage, and outdoor yard area.
The gravel shop yard has been professionally compacted to support substantial weight loads. The property is located at 640 Meinhard Road in Port Wentworth, Georgia, behind Patriot Park. Built in 2016, the improvements offer a combination of residential accommodation, workshop space, covered storage, and outdoor yard area.
Key Highlights
- 3‑bedroom, 3‑bath residence on the property
- 60x40 spray‑foam‑insulated workshop with office, full bath, and flex area
- 40x30 workshop provides additional enclosed work space
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
Flex RnD
$443.4K
$388.0K – $517.3K
NOI $31,039 @ 7.0% cap · market cap 3.88%
Second Best
Mixed Use
$334.5K
$292.7K – $390.3K
NOI $23,416 @ 7.0% cap · market cap 2.93%
Theoretical Best
Warehouse
$1.93M
$1.69M – $2.25M
NOI $135,288 @ 7.0% cap · market cap 16.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Fenced yard
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 - Versatile commercial property combining residential improvements, enclosed work areas, storage structures, and a reinforced yard.
Where is this mixed-use property located?
The property is located at 640 Meinhard Road 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: 3‑bedroom, 3‑bath residence on the property; 60x40 spray‑foam‑insulated workshop with office, full bath, and flex area; 40x30 workshop provides additional enclosed work space
