Building Details

Building Size 5,550 SF

Year Built 1910

Buildings 1

Stories 2

Tenancy Multi

Listing Agency: Sharon Black Realty s***@sharonblackrealty.com Show Phone

Listed By: Sharon E. Black · License #290870 Show Phone

Source: Frankerealproperties

Added: Jul 20 Changed: Aug 7 Last Checked: Aug 7 at 5:19AM

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Investment Insights

Based on property information with market context.

Built in 1910, this 5,550-square-foot storefront property occupies a corner position in downtown Pembroke. The building includes an existing dry-cleaning drop-off tenancy along with additional tenant spaces on the upper level. Parking is available in front of the property and across the street. The sale is offered as-is, with the building requiring renovation and improvement work.

Key Highlights

• 5,550‑square‑foot storefront property built in 1910
• Corner building in downtown Pembroke
• Current dry‑cleaning drop‑off tenant

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

$63,002

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

9.00%

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%

$1,260,040 $1.3M

Cap Rate 7%

$900,029 $900.0K

Cap Rate 9%

$700,022 $700.0K

Market Conditions

NOI Build-Up for 5,550 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

$96.6K $17.40/SF

− Vacancy

−$6.6K −$1.18/SF

EGI

$90.0K $16.22/SF

− OpEx

−$27.0K −$4.87/SF

NOI

$63.0K $11.35/SF

Area

Bryan 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%

$1,260,040

Cap Rate 7%

$900,029

Cap Rate 9%

$700,022

Alternative Uses

Best Use

Retail

$900.0K

$787.5K – $1.05M (±1% cap)

NOI $63,002 @ 7.0% cap · market cap 9.00%

Second Best

—

—

no second resolved use

Theoretical Best

Warehouse

$5.19M

$4.54M – $6.05M (±1% cap)

NOI $363,078 @ 7.0% cap · market cap 51.87%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Storefront properties

Suggested Use

Top Pick Plumbing Service Real Estate Agency (Bike/Boat/Book/etc) Store Catering Service Auto Repair Shop Computer & Electronic Repair

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Multi-tenant

Tenancy

Location Intelligence

Trade Area within ½ mile

221

Businesses Nearby

28k

Monthly Visits Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Foot Traffic Nearby

Groceries 53% Shops & Services 47%

Food Lion Grocery Store Groceries

14,778 visits/mo 0.1 miles

Dollar Tree Shops & Services

6,839 visits/mo 0.0 miles

Dollar General Shops & Services

4,565 visits/mo 0.1 miles

O'Reilly Auto Parts Shops & Services

1,724 visits/mo 0.2 miles

Demographics for 31321, GA

6,974

Population

3,242

Households

2.2

Avg Household Size

39

Median Age

14%

College-Educated

82%

High-School Grad

143.1 sq mi

ZIP Area

49

Density / Sq Mi

$70,781

Median Household Income

$42,591

Median Earnings

$984

Median Rent

$145,600

Median Home Value

Market

Vacancy Rate% for Retail in South region

7% 2020

6.2% 2021

5.1% 2022

4.8% 2023

4.9% 2024

5.4% 2025

Questions? Ask Rey

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What type of property is this? Where is this storefront properties located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Storefront property - Two-level commercial property with an existing dry-cleaning drop-off tenant and additional upstairs tenant spaces.

Where is this storefront property located?

The property is located at 8 W Bacon Street Pembroke, GA.

What is the asking price?

The asking price for this property is $700,000.

What are key features of this property?

This property features: 5,550‑square‑foot storefront property built in 1910; Corner building in downtown Pembroke; Current dry‑cleaning drop‑off tenant