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    Historic McDonough Commercial Opportunity Title is generated by Realmo AI

    94 Macon Street, McDonough, GA 30253

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    For Sale
    $435,000

    COMMERCIAL - Mcdonough, GA

    Type:Office
    Property size:
    2,853 SF
    Price / SF:
    $152/SF
    Added:
    May 19, 2026
    Days on Market:
    4
    Last Refresh:
    May 22 at 12:06 pm

    Property Features for 94 Macon Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Office
    Parking features
    Parking Lot, On Street
    Fencing
    Fenced, Privacy
    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

    We can help!

    Listing Contact
    Joseph F Chapman

    Listing agent Joseph F Chapman License #346657

    Listing office Chapman Group Realty, Inc. 245 Keys Ferry Street, Locust Grove, GA

    Listing date May 19, 2026

    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.

    HighLights

    • Prime location steps from McDonough Square with high visibility on a corner lot.
    • O&I zoning allows for diverse commercial uses (office, wellness, gallery, etc.).
    • Historic 1885 Post‑Antebellum architecture with original hardwood floors, woodwork, and fireplaces.
    • Flexible layout with multiple bedrooms/offices, conference areas, and bathrooms.
    • Ample private parking within a fenced and gated lot, plus a large backyard.
    • Wraparound front porch, screened‑in back porch, and side porch offer appealing outdoor spaces.

    Overview

    Located steps from the historic McDonough Square, this 1885 Post-Antebellum building offers Southern charm with commercial potential. Situated on a corner lot at Macon Street and Bryan Street, the property is zoned O&I (Office & Institutional), allowing for uses including professional offices, wellness practice, nonprofit headquarters, gallery, and creative workspace. The property features soaring ceilings, original hardwood floors, original woodwork, intricate molding, a barn door, and oversized rooms. The flexible layout includes multiple bedrooms, offices, conference room areas, two full bathrooms, two half bathrooms, and six fireplaces. Outdoor spaces include a wraparound front porch, covered screened-in back porch, and side porch. The fenced and gated lot offers privacy and functionality, with private parking, a large backyard, and multiple storage sheds. This partially renovated property offers an opportunity for an owner user or investor to complete with custom finishing touches. It is located in one of McDonough's downtown locations, blocks from the heart of downtown McDonough. The property size is 2853 square feet.

    Financial Insights

    Value Estimation Calculated for Office B

    Conservative
    $424.5K
    NOI $38,205 @ 9.00% cap · cautious / downside scenario
    Moderate
    $545.8K
    NOI $38,205 @ 7.00% cap · market / base-case scenario
    Aggressive
    $764.1K
    NOI $38,205 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Office B

    Component $ $/SF
    Gross rent $68.1k $23.87
    − Vacancy −$17.2k −$6.02
    EGI $50.9k $17.85
    − OpEx −$12.7k −$4.46
    NOI $38.2k $13.39
    2,853 SF · lease $23.87/SF/yr · vacancy 25.20% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Office B
    $545.8K
    $477.6K – $636.8K (±1% cap)
    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 (±1% cap)
    NOI $55,827 @ 7.0% cap · market cap 12.83%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Office buildings

    Suggested Use

    Restaurant Real Estate Agency Law Firm Dental Office Spa & Massage Center Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    McDonough
    County
    Henry
    State
    Georgia
    Longitude
    -84.14589
    Latitude
    33.445087

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    FAQs

    What type of property is this?
    Office building - Charming 1885 building near McDonough Square with commercial potential.
    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: Prime location steps from McDonough Square with high visibility on a corner lot.; O&I zoning allows for diverse commercial uses (office, wellness, gallery, etc.).; **Historic 1885 Post‑Antebellum architecture with original hardwood floors, woodwork, and fireplaces.**
    (678) 878-0215
    We can help!
    Listing Contact
    Joseph F Chapman
    Real Estate License ID: 346657
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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