Mixed-Use Warehouse and
For Sale
$1,499,000
4900A , Comer, GA 30629
Separate office and industrial areas include dedicated support rooms, loading features, and three-phase power.
Property Size2,003 SF
Lot Size2.50 Acres
Price / SF$134.80
Days on Market11
Property Features for 4900A
General Information
Standard status
Active
Size
2,003 SF
Lot size
2.50 Acres
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Warehouse & Industrial
Warehouse Space
6,120 SF
Office Build-Out
5,000 SF
Three-Phase Power
Yes
Amenities
meeting room
break room
2.5 acres, Level
Metal
Septic Tank
Parcel Number: 0083-002, Annual Amount: $6,509, Year: 2025
Concrete
Central Air, Electric
Central, Electric
Listing ID: 10852455, Standard Status: Active, MLS Status: New, On market as of 2026-09-24, 1 day on market
Parking Lot, Paved
Built in 2003, Construction Materials: Steel Siding
County/Parish: Madison
Resale
Underground Utilities, Water Source: Public
Negotiable
Building Details
Building Size
2,003 SF
Year Built
2003
Buildings
1
Listing Agency:
Iris Inc Realty
(706) 743-5812
Listed By:
Jake Willcox · License #402642
(864) 920-0303
Source:
Blackstreaminternational
Added: Sep 24
Changed: Oct 3
Last Checked: Oct 3 at 12:49AM
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 Iris Inc Realty
Investment Insights
Based on property information with market context.
This 11,120-square-foot mixed-use property combines 5000 sf of office space with 6120 sf of industrial area on approximately 2.5 acres. The office portion includes a meeting room, foyer, seven private offices, two bathrooms, a break room, mezzanine storage, and a drive-through unloading area with roll-up doors. Industrial features include storage, a ventilated painting area, two worker restrooms, and two roll-up doors. A loading dock and established three-phase power serve the property.
The site is on Highway 98 E in Comer, Georgia. The sale is subject to Madison County split approval and a new survey. An additional building and acreage are also available.
The site is on Highway 98 E in Comer, Georgia. The sale is subject to Madison County split approval and a new survey. An additional building and acreage are also available.
Key Highlights
- 11,120 sf of total space on approximately 2.5 acres
- 5000 sf of office space with seven individual offices and a meeting room
- 6120 sf of industrial space with two roll‑up doors
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
$132,106
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
8.81%
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%
$2,642,120
$2.6M
Cap Rate 7%
$1,887,229
$1.9M
Cap Rate 9%
$1,467,844
$1.5M
Market Conditions
NOI Build-Up for 11,120 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
$240.2K $21.60/SF
− Vacancy
−$28.8K −$2.59/SF
EGI
$211.4K $19.01/SF
− OpEx
−$79.3K −$7.13/SF
NOI
$132.1K $11.88/SF
Area
Madison County, GA
Vacancy
12.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$2,642,120
Cap Rate 7%
$1,887,229
Cap Rate 9%
$1,467,844
Alternative Uses
Best Use
Office B
$2.06M
$1.80M – $2.40M
NOI $143,935 @ 7.0% cap · market cap 9.60%
Second Best
Mixed Use
$1.89M
$1.65M – $2.20M
NOI $132,106 @ 7.0% cap · market cap 8.81%
Theoretical Best
Office A
$2.68M
$2.35M – $3.13M
NOI $187,649 @ 7.0% cap · market cap 12.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Explore this area
Business Placement
Demographics for 30629, GA
4,950
Population
1,975
Households
2.5
Avg Household Size
41
Median Age
26%
College-Educated
79%
High-School Grad
74.4 sq mi
ZIP Area
67
Density / Sq Mi
$58,806
Median Household Income
$36,934
Median Earnings
$911
Median Rent
$173,600
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?
Mixed-use property - Separate office and industrial areas include dedicated support rooms, loading features, and three-phase power.
Where is this mixed-use property located?
The property is located at 4900A Comer, GA.
What is the asking price?
The asking price for this property is $1,499,000.
What are key features of this property?
This property features: 11,120 sf of total space on approximately 2.5 acres; 5000 sf of office space with seven individual offices and a meeting room; 6120 sf of industrial space with two roll‑up doors
