Building Details

Year Built 1910

Tenancy Multi

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

Listed By: Sharon E. Black · License #290870

Source: Searchgreateraugustahomes

Added: Jul 19 Changed: Aug 7 Last Checked: Aug 8 at 6:51AM

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Investment Insights

Based on property information with market context.

Constructed in 1910, this 5,550-square-foot corner storefront property includes an operating dry-cleaning drop-off use on the main level and additional tenant spaces upstairs. The building is offered in its current condition, allowing the next owner to address needed repairs and improvements after closing.

The property is located at 8 W Bacon St in downtown Pembroke, Georgia. Parking is available along the front of the building and across the street. Its corner position, established commercial setting, existing tenant use, and upper-floor space create a multi-level configuration for continued occupancy or redevelopment, subject to applicable approvals.

Key Highlights

• 5,550‑square‑foot storefront property built in 1910
• Corner building at 8 W Bacon St in downtown Pembroke
• Existing dry‑cleaning drop‑off tenant on the main level

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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Similar Off Market Nearby

• The Flower Shop Florist & Gifts — 154 W Railroad St, Pembroke, GA 31321

Frequently Asked Questions

What type of property is this?

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

Where is this storefront property located?

The property is located at 8 W Bacon St 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 at 8 W Bacon St in downtown Pembroke; Existing dry‑cleaning drop‑off tenant on the main level