First-Floor Office
For Sale
Under Contract
$224,900
9100 White Bluff Road, Savannah, GA 31406
Commercial Sale, Savannah, GA
Property Size1,073 SF
Lot Size0.02 Acres
Price / SF$209.60
Days on Market93
Property Features for 9100 White Bluff Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
PUD
Zoning description
Commercial
Bathrooms
1
Half bathrooms
1
Rooms
Bathroom 1
Window features
Double Pane Windows
Interior features
Instant Hot Water
Exterior features
Irrigation System
Appliances
Electric Water Heater, Refrigerator
Directions
White Bluff Road to 9100 White Bluff Road to Unit 602 on the immediate Left as you enter the office buildings.
Standard status
Active Under Contract
APN
2058908070
Size
1,073 SF
Lot size
0.02 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
UNIT 602 9100 WHITE BLUFF ROAD CONDOMINIUMS PH 2 CPB 2C 437
Tax Annual Amount
1489
HOA Fee
$675 Quarterly
Legal Description
UNIT 602 9100 WHITE BLUFF ROAD CONDOMINIUMS PH 2 CPB 2C 437
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Water source
Public
Amenities
Large Reception Area
4 Large Private Offices
Big Restroom
Kitchenette
Water Fountain
lots of storage
convenient rear door
fenced Common Areas with Lake
Building Details
Year built
2006
Floors in Building
2
Flooring type
Tile, Carpet
Building materials
Brick, Stucco
Roof type
Asphalt
Architectural style
Other
Listing Agency:
ERA Southeast Coastal
(912) 927-1088
Listed By:
Steven Fischer · License #132691
(912) 656-1165
Added: May 26
Changed: Aug 26
Last Checked: Aug 26 at 1:06PM
MLS# SA356890
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 1,073-square-foot office condominium occupies the first floor of a 2006 building with brick and stucco construction. The interior includes a reception area, four private offices, a restroom, kitchenette, water fountain, and substantial storage. Tile and carpet flooring are installed throughout, with central electric heating and air conditioning. A rear door provides an additional point of access.
The property is part of a PUD and includes access to fenced common areas featuring a lake. Public water and public sewer serve the office, while an electric water heater, refrigerator, irrigation system, asphalt roof, and cable availability are also reported.
The property is part of a PUD and includes access to fenced common areas featuring a lake. Public water and public sewer serve the office, while an electric water heater, refrigerator, irrigation system, asphalt roof, and cable availability are also reported.
Key Highlights
- 1,073‑square‑foot first‑floor office condominium
- Four private offices plus reception, restroom, kitchenette, water fountain, and storage
- 2006 construction with brick and stucco exterior
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
$14,918
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
6.63%
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%
$298,360
$298.4K
Cap Rate 7%
$213,114
$213.1K
Cap Rate 9%
$165,756
$165.8K
Market Conditions
NOI Build-Up for 1,073 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
$23.8K $22.20/SF
− Vacancy
−$3.9K −$3.66/SF
EGI
$19.9K $18.54/SF
− OpEx
−$5.0K −$4.63/SF
NOI
$14.9K $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%
$298,360
Cap Rate 7%
$213,114
Cap Rate 9%
$165,756
Alternative Uses
Best Use
Office B
$213.1K
$186.5K – $248.6K
NOI $14,918 @ 7.0% cap · market cap 6.63%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$1.00M
$877.4K – $1.17M
NOI $70,195 @ 7.0% cap · market cap 31.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,191
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
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Frequently Asked Questions
What type of property is this?
Office units - Professional suite with reception, four private offices, kitchenette, storage, and a rear entrance.
Where is this office units located?
The property is located at 9100 White Bluff Road Savannah, GA.
What is the asking price?
The asking price for this property is $224,900.
What are key features of this property?
This property features: 1,073‑square‑foot first‑floor office condominium; Four private offices plus reception, restroom, kitchenette, water fountain, and storage; 2006 construction with brick and stucco exterior
