Storefront Property with C2
For Sale
Contact for pricing
Pending
92 East Main Street, Buford, GA 30518
Commercial storefront positioned for retail or office use in Buford, Georgia.
Property Size1,172 SF
Days on Market319
Property Features for 92 East Main Street
General Information
Standard status
Pending
Size
1,172 SF
Property subtype
Retail, Office
Zoning
C2
Building Details
Year Built
1900
Buildings
1
Listing Agency:
Candler Real Estate Group
(478) 893-1079
Listed By:
David Griffin
Source:
Crexi
Added: Oct 17, 2025
Changed: Aug 30
Last Checked: Aug 30 at 8:17PM
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 Candler Real Estate Group
Investment Insights
Based on property information with market context.
This storefront property at 92 East Main Street in Buford, Georgia, carries C2 zoning and is positioned for retail or office use. The building dates to 1900, providing an established commercial structure within the city’s Main Street setting.
The property offers a compact storefront format suited to a commercial occupant or owner-user seeking a retail- or office-oriented location. Its address places the asset in Buford, Georgia, with the property’s zoning and existing storefront character defining its commercial profile.
The property offers a compact storefront format suited to a commercial occupant or owner-user seeking a retail- or office-oriented location. Its address places the asset in Buford, Georgia, with the property’s zoning and existing storefront character defining its commercial profile.
Key Highlights
- C2 zoning
- 1,172 property size
- Constructed in 1900
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
$15,694
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
5.71%
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%
$313,880
$313.9K
Cap Rate 7%
$224,200
$224.2K
Cap Rate 9%
$174,378
$174.4K
Market Conditions
NOI Build-Up for 1,172 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
$28.0K $23.87/SF
− Vacancy
−$7.0K −$6.02/SF
EGI
$20.9K $17.85/SF
− OpEx
−$5.2K −$4.46/SF
NOI
$15.7K $13.39/SF
Area
Gwinnett County, GA
Vacancy
25.20%
Lease Rate
$23.87 /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%
$313,880
Cap Rate 7%
$224,200
Cap Rate 9%
$174,378
Alternative Uses
Best Use
Office B
$224.2K
$196.2K – $261.6K
NOI $15,694 @ 7.0% cap · market cap 5.71%
Second Best
Retail
$194.5K
$170.2K – $226.9K
NOI $13,615 @ 7.0% cap · market cap 4.95%
Theoretical Best
Office A
$327.6K
$286.7K – $382.2K
NOI $22,933 @ 7.0% cap · market cap 8.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
843
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 30518, GA
56,149
Population
19,435
Households
2.9
Avg Household Size
36
Median Age
40%
College-Educated
88%
High-School Grad
40.0 sq mi
ZIP Area
1,404
Density / Sq Mi
$97,339
Median Household Income
$46,683
Median Earnings
$1,611
Median Rent
$367,000
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Commercial storefront positioned for retail or office use in Buford, Georgia.
Where is this storefront property located?
The property is located at 92 East Main Street Buford, GA.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: C2 zoning; 1,172 property size; Constructed in 1900
