Mixed-Use Property with
New
For Sale
$799,000
640 Meinhard Road, Port Wentworth, GA 31407
Commercial Sale, Port Wentworth, GA
Property Size2,068 SF
Lot Size2.73 Acres
Price / SF$386.36
Days on Market3
Property Features for 640 Meinhard Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-1
Zoning description
Commercial, Mixed use
Bedrooms
3
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 2, Bathroom 1, Bathroom 2, Bedroom 3, Bathroom 4, Bedroom 1, Bathroom 3
Parking
7
Security features
Security System
Vegetation
Partially Wooded
Exterior features
Fence
Fencing
Chain Link, Fenced
Appliances
Dishwasher, Electric Water Heater, Disposal, Microwave, Range Hood
Lot features
Level
Directions
From Savannah, Take Hwy. 21N. Before reaching I-95, Turn Left onto Hendley Road. At the dead end, turn Right onto Monteith. Cross over I-95. Property will be on the right.
Standard status
Active
APN
7097804001
Size
2,068 SF
Lot size
2.73 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
TRACT A OF THE E B K SUB PRB 22P 90 2.73 AC
Tax Annual Amount
8171
Legal Description
TRACT A OF THE E B K SUB PRB 22P 90 2.73 AC
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Electric (Heating), Central
Cooling system
Heat Pump, Electric
Water source
Well, Private
Building Details
Year built
2016
Floors in Building
1
Flooring type
Concrete
Building materials
Masonite
Additional Structures
Outbuilding
Listing Agency:
Next Move Real Estate LLC
(912) 295-5807
Listed By:
Cynthia H. Parker · License #258282
(912) 663-7689
Added: Sep 12
Changed: Sep 13
Last Checked: Sep 14 at 1:06PM
MLS# SA364495
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 C-1-zoned mixed-use property occupies 2.73 acres at 640 Meinhard Road in Port Wentworth, Georgia. The site includes a 2,068-square-foot, three-bedroom improvement built in 2016, along with a 60-by-40-foot spray-foam-insulated workshop containing office space, a full bath, and flex area. A separate 40-by-30-foot workshop adds additional enclosed workspace.
Outdoor improvements include one three-bay open pole barn and one two-bay open pole barn for parking or storage. The fenced property also has a gravel-prepared shop yard designed to support substantial weight loads, plus four 40-foot high-cube containers and one 20-foot high-cube container. Water is provided by a private well, wastewater service is through a septic tank, and cable is available. The property is located behind Patriot Park in Port Wentworth.
Outdoor improvements include one three-bay open pole barn and one two-bay open pole barn for parking or storage. The fenced property also has a gravel-prepared shop yard designed to support substantial weight loads, plus four 40-foot high-cube containers and one 20-foot high-cube container. Water is provided by a private well, wastewater service is through a septic tank, and cable is available. The property is located behind Patriot Park in Port Wentworth.
Key Highlights
- 2.73‑acre C‑1‑zoned mixed‑use property at 640 Meinhard Road
- 2,068‑square‑foot, three‑bedroom improvement built in 2016
- 60x40 spray‑foam‑insulated workshop with office, full bath, and flex area
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
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Open Analytics
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
33
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - C-1-zoned property combines a three-bedroom improvement, workshops, covered storage, and a fenced 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: 2.73‑acre C‑1‑zoned mixed‑use property at 640 Meinhard Road; 2,068‑square‑foot, three‑bedroom improvement built in 2016; 60x40 spray‑foam‑insulated workshop with office, full bath, and flex area
