Commercial Land Parcel with
For Sale
$375,000
7538 Ga Highway 21, Port Wentworth, GA 31407
Commercially viable parcel on Hwy 21 featuring two existing structures, with no entry permitted due to current condition.
Property Size956 SF
Lot Size0.80 Acres
Price / SF$392.26
Days on Market312
Property Features for 7538 Ga Highway 21
General Information
Standard status
Active
Size
956 SF
Lot size
0.80 Acres
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$611
Listing Agency:
luxSREE
(912) 356-0006
Listed By:
Trey Swain · License #350066
(912) 224-8913
Source:
Exprealty
Added: Oct 31, 2025
Changed: Aug 20
Last Checked: Sep 6 at 11:53AM
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 luxSREE
Investment Insights
Based on property information with market context.
This approximately 0.8-acre commercial land parcel sits directly on the highly traveled Hwy 21 corridor. Two existing structures are located on-site and may offer opportunities for restoration or redevelopment; however, entry is not permitted in their current condition, and any restoration should be approached with professional evaluation.
The site benefits from visibility to tens of thousands of daily commuters and is positioned next to the Port Wentworth Chamber of Commerce. It also provides convenient access to I-95 and I-16, as well as to Savannah/Hilton Head International Airport and the Port of Savannah.
The property’s configuration and frontage make it suitable for a range of potential development concepts, including retail, restaurant, office, or service-based uses, subject to applicable approvals.
The site benefits from visibility to tens of thousands of daily commuters and is positioned next to the Port Wentworth Chamber of Commerce. It also provides convenient access to I-95 and I-16, as well as to Savannah/Hilton Head International Airport and the Port of Savannah.
The property’s configuration and frontage make it suitable for a range of potential development concepts, including retail, restaurant, office, or service-based uses, subject to applicable approvals.
Key Highlights
- .8‑acre commercial parcel on the Hwy 21 corridor with high traffic visibility
- Located about 1 mile from I‑95, providing convenient access to major routes
- Two existing structures on‑site with potential for restoration or redevelopment
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
$10,852
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
2.89%
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%
$217,040
$217.0K
Cap Rate 7%
$155,029
$155.0K
Cap Rate 9%
$120,578
$120.6K
Market Conditions
NOI Build-Up for 956 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
$16.6K $17.40/SF
− Vacancy
−$1.1K −$1.18/SF
EGI
$15.5K $16.22/SF
− OpEx
−$4.7K −$4.87/SF
NOI
$10.9K $11.35/SF
Area
Chatham County, GA
Vacancy
6.80%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
30.00%
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%
$217,040
Cap Rate 7%
$155,029
Cap Rate 9%
$120,578
Alternative Uses
Best Use
Retail
$155.0K
$135.7K – $180.9K
NOI $10,852 @ 7.0% cap · market cap 2.89%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$893.4K
$781.8K – $1.04M
NOI $62,541 @ 7.0% cap · market cap 16.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
49
Businesses Nearby
14k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 78%
Dining 22%
Dollar General
Shops & Services
6,242 visits/mo
0.3 miles
Chevron
Shops & Services
5,052 visits/mo
0.4 miles
Moe's Southwest Grill
Dining
3,102 visits/mo
0.4 miles
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Commercially viable parcel on Hwy 21 featuring two existing structures, with no entry permitted due to current condition.
Where is this commercial land located?
The property is located at 7538 Ga Highway 21 Port Wentworth, GA.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: .8‑acre commercial parcel on the Hwy 21 corridor with high traffic visibility; Located about 1 mile from I‑95, providing convenient access to major routes; Two existing structures on‑site with potential for restoration or redevelopment
