Historic Office and Institutional
For Sale
$435,000
94 Macon St, McDonough, GA 30253
Historic corner office building with O&I zoning, multiple fireplaces, offices, and private parking for owner-users and investors.
Property Size2,853 SF
Price / SF$152.47
Days on Market97
Property Features for 94 Macon St
General Information
Standard status
Active
Size
2,853 SF
Zoning
O&I
Additional Details
Fenced Yard
Yes
Building Details
Year Built
1885
Listing Agency:
Chapman Group Realty, Inc.
Listed By:
Joseph Chapman
Source:
Harmonandharmon
Added: Jun 1
Changed: Aug 23
Last Checked: Sep 4 at 10:28AM
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 Chapman Group Realty, Inc.
Investment Insights
Based on property information with market context.
This partially renovated historic building dates to 1885 and blends original architectural character with a functional commercial layout. Interior features include soaring ceilings, original hardwood floors, extensive original woodwork, intricate molding, and a barn door. The flexible configuration includes multiple bedrooms and office areas, conference room space, two full bathrooms, and two half bathrooms, along with six fireplaces that can support a distinctive atmosphere for a range of professional uses.
The property sits on a prominent corner lot at Macon Street and Bryan Street, just steps from historic McDonough Square. The site includes a wraparound front porch, a covered screened-in back porch, and a side porch, plus a fenced and gated lot. There is ample private parking, a large backyard that may support additional parking or outdoor use, and multiple storage sheds.
Zoned O&I (Office & Institutional), the building is well suited for professional offices, wellness practice, nonprofit headquarters, galleries, or other creative and administrative uses consistent with the zoning. With an owner-user able to complete the remaining renovations, or an investor looking for a distinctive downtown property, the space offers multiple room types for varied tenant fit while preserving the historic elements that define the asset.
The property sits on a prominent corner lot at Macon Street and Bryan Street, just steps from historic McDonough Square. The site includes a wraparound front porch, a covered screened-in back porch, and a side porch, plus a fenced and gated lot. There is ample private parking, a large backyard that may support additional parking or outdoor use, and multiple storage sheds.
Zoned O&I (Office & Institutional), the building is well suited for professional offices, wellness practice, nonprofit headquarters, galleries, or other creative and administrative uses consistent with the zoning. With an owner-user able to complete the remaining renovations, or an investor looking for a distinctive downtown property, the space offers multiple room types for varied tenant fit while preserving the historic elements that define the asset.
Key Highlights
- Built in 1885, historic corner office building on Macon St and Bryan St (steps from Historic McDonough Square).
- Zoned O&I (Office & Institutional), with flexible use for professional offices, wellness practice, nonprofit headquarters, gallery, or creative workspace.
- Flexible interior layout with offices, multiple bedrooms, conference‑room areas, and 2 full and 2 half bathrooms.
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
$38,205
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
8.78%
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%
$764,100
$764.1K
Cap Rate 7%
$545,786
$545.8K
Cap Rate 9%
$424,500
$424.5K
Market Conditions
NOI Build-Up for 2,853 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
$68.1K $23.87/SF
− Vacancy
−$17.2K −$6.02/SF
EGI
$50.9K $17.85/SF
− OpEx
−$12.7K −$4.46/SF
NOI
$38.2K $13.39/SF
Area
Henry 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%
$764,100
Cap Rate 7%
$545,786
Cap Rate 9%
$424,500
Alternative Uses
Best Use
Office B
$545.8K
$477.6K – $636.8K
NOI $38,205 @ 7.0% cap · market cap 8.78%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$797.5K
$697.8K – $930.5K
NOI $55,827 @ 7.0% cap · market cap 12.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
1,119
Businesses Nearby
Explore this area
Business Placement
Demographics for 30253, GA
62,025
Population
22,889
Households
2.7
Avg Household Size
36
Median Age
30%
College-Educated
93%
High-School Grad
46.9 sq mi
ZIP Area
1,322
Density / Sq Mi
$81,601
Median Household Income
$43,433
Median Earnings
$1,627
Median Rent
$281,000
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?
Office building - Historic corner office building with O&I zoning, multiple fireplaces, offices, and private parking for owner-users and investors.
Where is this office building located?
The property is located at 94 Macon St McDonough, GA.
What is the asking price?
The asking price for this property is $435,000.
What are key features of this property?
This property features: Built in 1885, historic corner office building on Macon St and Bryan St (steps from Historic McDonough Square).; Zoned O&I (Office & Institutional), with flexible use for professional offices, wellness practice, nonprofit headquarters, gallery, or creative workspace.; Flexible interior layout with offices, multiple bedrooms, conference‑room areas, and 2 full and 2 half bathrooms.
