Historic Office Building with Corner
For Sale
$435,000
94 Macon Street, McDonough, GA 30253
Commercial Sale, Mcdonough, GA
Property Size2,853 SF
Price / SF$152.47
Days on Market95
Property Features for 94 Macon Street
General Information
Property type
Commercial Sale
Property subtype
Office
Parking features
On Street, Parking Lot
Fencing
Fenced, Privacy
Lot features
City Lot, Corner Lot, Level
Directions
GPS
Standard status
Active
APN
M2012012000
Size
2,853 SF
Taxes and HOA fees
Tax Year
25
Tax Annual Amount
3188
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1885
Flooring type
Hardwood, Tile
Building materials
Wood Siding
Roof type
Composition
Listing Agency:
Chapman Group Realty, Inc.
(678) 782-5995
Listed By:
Joseph F Chapman · License #346657
(678) 878-0215
Added: May 19
Changed: Aug 19
Last Checked: Aug 21 at 12:06PM
MLS# 10769454
Copyright © 2026 Georgia Multiple Listing Service. 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.
Historic office building on a prominent corner lot with O&I (Office & Institutional) zoning, offering a flexible setup for professional offices, wellness practices, nonprofit headquarters, galleries, creative workspace, and other permitted uses. Built in 1885, the property features wood siding, soaring ceilings, original hardwood floors, extensive original woodwork, intricate molding, and a barn door. The interior layout includes multiple bedrooms, offices, conference-room areas, and a combination of two full bathrooms and two half bathrooms, supported by central heating and central air conditioning.
The home includes multiple fireplaces and outdoor space designed for everyday use and client reception, with a wraparound front porch, a covered screened-in back porch, and a side porch. A fenced and gated lot provides privacy and functionality, and the property offers ample parking with both a parking lot and on-street parking, plus multiple storage sheds in the backyard. Utilities include cable availability, with public water and public sewer.
Partially renovated, the building presents an opportunity for an owner-user or investor to complete custom finishing while preserving the historic integrity and character.
The home includes multiple fireplaces and outdoor space designed for everyday use and client reception, with a wraparound front porch, a covered screened-in back porch, and a side porch. A fenced and gated lot provides privacy and functionality, and the property offers ample parking with both a parking lot and on-street parking, plus multiple storage sheds in the backyard. Utilities include cable availability, with public water and public sewer.
Partially renovated, the building presents an opportunity for an owner-user or investor to complete custom finishing while preserving the historic integrity and character.
Key Highlights
- O&I (Office & Institutional) zoning for a wide range of office and institutional uses
- Built in 1885 with original hardwood floors, extensive woodwork, and intricate molding
- 6 fireplaces plus multiple offices, conference‑room areas, and additional indoor meeting space
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
Paved road access
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Historic office building on a fenced corner lot with O&I zoning, original hardwood floors, multiple offices, and central HVAC.
Where is this office building located?
The property is located at 94 Macon Street 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: O&I (Office & Institutional) zoning for a wide range of office and institutional uses; Built in 1885 with original hardwood floors, extensive woodwork, and intricate molding; 6 fireplaces plus multiple offices, conference‑room areas, and additional indoor meeting space
