BN-Zoned Office Units with
For Sale
$145,000
7505 Waters Avenue, Savannah, GA 31406
SINGLE_FAMILY - Savannah, GA
Property Size817 SF
Lot Size0.01 Acres
Price / SF$177.48
Days on Market16
Property Features for 7505 Waters Avenue
General Information
Property type
Residential
Property subtype
Office
Zoning
BN
Bathrooms
1
Half bathrooms
1
Rooms
Bathroom 1
Security features
Security Lighting
Appliances
Electric Water Heater
Directions
To get to 7505 Waters Ave from I-95 in Savannah, take Exit 94 for GA-204 East, transition to the Harry S Truman Parkway, and head north to exit toward Waters Avenue. The total drive is about 12 miles and takes roughly 15 to 20 minutes depending on traffic.
Standard status
Active
APN
2049109027
Size
817 SF
Lot size
0.01 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
UNIT B-10 PARK SOUTH
Tax Annual Amount
651
HOA Fee
$170 Monthly
Legal Description
UNIT B-10 PARK SOUTH
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Forced Air, Central
Cooling system
Heat Pump, Central Air, Electric
Water source
Public
Building Details
Year built
1985
Floors in Building
2
Building materials
Brick
Listing Agency:
Velore Brown Real Estate, LLC
(912) 323-0027
Listed By:
Velore Brown · License #368917
(912) 323-0027
Added: Jul 28
Changed: Aug 10
Last Checked: Aug 12 at 8:06AM
MLS# SA361422
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.
Located at 7505 Waters Avenue in Savannah, this BN-zoned office unit property offers approximately 817 square feet of space on a 0.0125-acre lot. The building is constructed with brick and was built in 1985. Appliances include an electric water heater, and the mechanical system features electric heating, forced air, central heating, electric cooling, heat pump, and central air.
The property is described as having ample on-site parking for tenants and clients, and provides easy access to major highways. It is surrounded by professional services, retail shops, and dining options.
Utilities include public water and public sewer, supported by central electric heating and cooling. The combination of on-site parking and straightforward highway access can support a range of office-oriented tenant needs where convenient client parking matters.
The property is described as having ample on-site parking for tenants and clients, and provides easy access to major highways. It is surrounded by professional services, retail shops, and dining options.
Utilities include public water and public sewer, supported by central electric heating and cooling. The combination of on-site parking and straightforward highway access can support a range of office-oriented tenant needs where convenient client parking matters.
Key Highlights
- BN zoning for office units
- 817 SF office space on a 0.0125‑acre lot
- Ample on‑site parking for tenants and clients
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
$11,359
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
7.83%
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%
$227,180
$227.2K
Cap Rate 7%
$162,271
$162.3K
Cap Rate 9%
$126,211
$126.2K
Market Conditions
NOI Build-Up for 817 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
$18.1K $22.20/SF
− Vacancy
−$3.0K −$3.66/SF
EGI
$15.1K $18.54/SF
− OpEx
−$3.8K −$4.63/SF
NOI
$11.4K $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%
$227,180
Cap Rate 7%
$162,271
Cap Rate 9%
$126,211
Alternative Uses
Best Use
Office B
$162.3K
$142.0K – $189.3K
NOI $11,359 @ 7.0% cap · market cap 7.83%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$763.5K
$668.1K – $890.8K
NOI $53,448 @ 7.0% cap · market cap 36.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,453
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - BN-zoned office units with central electric HVAC, public utilities, and ample on-site parking for tenants and clients.
Where is this office units located?
The property is located at 7505 Waters Avenue Savannah, GA.
What is the asking price?
The asking price for this property is $145,000.
What are key features of this property?
This property features: BN zoning for office units; 817 SF office space on a 0.0125‑acre lot; Ample on‑site parking for tenants and clients
