Updated Ground-Floor Income
For Sale
$249,000
9100 White Bluff Rd Unit 303, Savannah, GA 31406
Single-level condo with refreshed interiors and convenient access to shopping, dining, hospitals, and schools.
Property Size1,073 SF
Price / SF$232.06
Days on Market41
Property Features for 9100 White Bluff Rd Unit 303
General Information
Standard status
Active
Size
1,073 SF
Additional Details
HOA Fee
$120
Multifamily Units
1
Building Details
Year Built
2006
Listing Agency:
Seaport Real Estate Group
(912) 202-2042
Listed By:
Ben J. Bluemle · License #339518
Source:
Barefootbrokers
Added: Jul 21
Changed: Aug 29
Last Checked: Aug 25 at 4:04AM
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 Seaport Real Estate Group
Investment Insights
Based on property information with market context.
This ground-floor residential income property offers 1,073 square feet of single-level living in a condo configuration. Built in 2006, the unit has been updated with new flooring, fresh interior paint, and LED recessed lighting throughout, creating a refreshed interior setting.
The property is located at 9100 White Bluff Road, Unit 303, near Montgomery Crossroads in Savannah. Its location provides access to shopping, dining, hospitals, schools, and other Savannah destinations. The residence is suited to low-maintenance residential ownership or investment use, based on its condominium format and updated interior features.
The property is located at 9100 White Bluff Road, Unit 303, near Montgomery Crossroads in Savannah. Its location provides access to shopping, dining, hospitals, schools, and other Savannah destinations. The residence is suited to low-maintenance residential ownership or investment use, based on its condominium format and updated interior features.
Key Highlights
- 1,073‑square‑foot ground‑floor condo
- Single‑level layout with updated interior finishes
- New flooring and fresh interior paint
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
$10,551
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
4.24%
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%
$211,020
$211.0K
Cap Rate 7%
$150,729
$150.7K
Cap Rate 9%
$117,233
$117.2K
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
$20.5K $19.08/SF
− Vacancy
−$1.3K −$1.20/SF
EGI
$19.2K $17.88/SF
− OpEx
−$8.6K −$8.05/SF
NOI
$10.6K $9.83/SF
Area
Savannah, GA
Vacancy
6.30%
Lease Rate
$19.08 /SF/Yr
Expense Ratio
45.00%
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%
$211,020
Cap Rate 7%
$150,729
Cap Rate 9%
$117,233
Alternative Uses
Best Use
Apartment 5plus
$150.7K
$131.9K – $175.9K
NOI $10,551 @ 7.0% cap · market cap 4.24%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$1.00M
$877.4K – $1.17M
NOI $70,195 @ 7.0% cap · market cap 28.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
1,496
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Single-level condo with refreshed interiors and convenient access to shopping, dining, hospitals, and schools.
Where is this residential income property located?
The property is located at 9100 White Bluff Rd Unit 303 Savannah, GA.
What is the asking price?
The asking price for this property is $249,000.
What are key features of this property?
This property features: 1,073‑square‑foot ground‑floor condo; Single‑level layout with updated interior finishes; New flooring and fresh interior paint
