Two-Home Duplex
For Sale
$389,900
105 N Varnell Rd, Tunnel Hill, GA 30755
Residential Income, Tunnel Hill, GA
Property Size2,280 SF
Lot Size0.47 Acres
Price / SF$171.01
Days on Market49
Property Features for 105 N Varnell Rd
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 1, Laundry Room, Bedroom 3, Bedroom 4, Bonus Room, Bedroom 1, Bathroom 3, Bedroom 5, Bathroom 2, Bedroom 2
Window features
Window Treatments
Patio and Porch features
Porch, Patio
Interior features
Ceiling Fan(s), Laundry Room, Laundry-Closet, Walk-in Closet(s), Water Heater-Electric
Exterior features
Fence-At Side(s), Fence-In Back, Fence-In Front, Patio, Porch-Covered, Porch-Screened
Fencing
Fenced
Fireplace
1
Appliances
Dishwasher, Oven/Range, Refrigerator, Vent Hood
Elementary school
Tunnel Hill
Middle school
Westside
High school
Northwest
Elementary school district
12
Middle school district
12
High school district
12
Subdivision
3-Whitfield Co-NW
Standard status
Active
APN
12-038-06-104
Size
2,280 SF
Lot size
0.47 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
For more information on how to schedule an appointment, contact either of the co-listing agents!
Legal Description
For more information on how to schedule an appointment, contact either of the co-listing agents!
Utilities
Sewer type
Septic Tank
Heating system
Natural Gas, Central, See Remarks (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
1969
Floors in Building
1
Number of units
2
Flooring type
Vinyl, Hardwood, Carpet
Roof type
Metal, Composition
Listing Agency:
Paniagua Real Estate
(706) 226-4445
Listed By:
Jezel Loza
(706) 934-8998
Added: Jul 24
Changed: Sep 2
Last Checked: Sep 10 at 4:06AM
MLS# 136074
Copyright © 2026 Carpet Capital Association of REALTORS®. 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.
This duplex-style property comprises two independent homes on a 0.47-acre parcel, totaling 2,280 square feet. The larger residence contains 1,360 square feet with three bedrooms and two full bathrooms, while the second offers 960 square feet, two bedrooms, and one bathroom. Each home includes kitchen appliances and a private driveway.
Built in 1969, the property includes covered and screened porch areas, a patio, fencing, central air, natural-gas heating, hardwood, vinyl, and carpet flooring, plus laundry areas. Public water and septic service are in place. The property is located in Tunnel Hill near a park, with a church and fire station nearby and City Hall across the street.
Built in 1969, the property includes covered and screened porch areas, a patio, fencing, central air, natural-gas heating, hardwood, vinyl, and carpet flooring, plus laundry areas. Public water and septic service are in place. The property is located in Tunnel Hill near a park, with a church and fire station nearby and City Hall across the street.
Key Highlights
- Two homes on a 0.47‑acre parcel with 2,280 square feet combined
- Main residence measures 1,360 sq. ft. with 3 bedrooms and 2 full baths
- Second residence provides 960 sq. ft., 2 bedrooms, and 1 bath
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
$15,384
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
3.95%
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%
$307,680
$307.7K
Cap Rate 7%
$219,771
$219.8K
Cap Rate 9%
$170,933
$170.9K
Market Conditions
NOI Build-Up for 2,280 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
$23.3K $10.20/SF
− Vacancy
−$1.3K −$0.56/SF
EGI
$22.0K $9.64/SF
− OpEx
−$6.6K −$2.89/SF
NOI
$15.4K $6.75/SF
Area
Whitfield County, GA
Vacancy
5.50%
Lease Rate
$10.20 /SF/Yr
Expense Ratio
30.00%
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%
$307,680
Cap Rate 7%
$219,771
Cap Rate 9%
$170,933
Alternative Uses
Best Use
Multifamily LT 5
$219.8K
$192.3K – $256.4K
NOI $15,384 @ 7.0% cap · market cap 3.95%
Second Best
Apartment 5plus
$198.1K
$173.3K – $231.1K
NOI $13,867 @ 7.0% cap · market cap 3.56%
Theoretical Best
Office A
$364.1K
$318.6K – $424.8K
NOI $25,486 @ 7.0% cap · market cap 6.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
112
Businesses Nearby
Explore this area
Business Placement
Demographics for 30755, GA
9,930
Population
4,080
Households
2.4
Avg Household Size
40
Median Age
16%
College-Educated
83%
High-School Grad
36.8 sq mi
ZIP Area
270
Density / Sq Mi
$70,433
Median Household Income
$40,741
Median Earnings
$799
Median Rent
$184,800
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate residences occupy one parcel, with individual driveways and kitchen appliances in each home.
Where is this duplex located?
The property is located at 105 N Varnell Rd Tunnel Hill, GA.
What is the asking price?
The asking price for this property is $389,900.
What are key features of this property?
This property features: Two homes on a 0.47‑acre parcel with 2,280 square feet combined; Main residence measures 1,360 sq. ft. with 3 bedrooms and 2 full baths; Second residence provides 960 sq. ft., 2 bedrooms, and 1 bath
