Brick Multifamily
For Sale
$374,900
1147 Graydon Street, Savannah, GA 31404
Residential Income, Savannah, GA
Property Size2,765 SF
Lot Size0.06 Acres
Price / SF$135.59
Days on Market162
Property Features for 1147 Graydon Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Zoning
R4
Zoning description
Multi Family
Bedrooms
7
Bathrooms
5
Full bathrooms
5
Rooms
Bedroom 3, Bedroom 6, Bathroom 2, Bedroom 7, Bedroom 1, Bedroom 4, Bedroom 5, Bathroom 5, Bedroom 2, Bathroom 1, Bathroom 4, Bathroom 3
Exterior features
Balcony
Appliances
Electric Water Heater
Lot features
Corner Lot
Directions
I-16 E towards Savannah. Exit onto Montgomery St. Turn right onto W Liberty St. Turn right onto Waters St. Turn left onto Graydon St. House is on the right at the corner of Graydon St and Live Oak St.
Standard status
Active
APN
20042 05001
Size
2,765 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 21 AND EAST PT LOT 20 BLK 4 HULL WD
Tax Annual Amount
1552
Legal Description
LOT 21 AND EAST PT LOT 20 BLK 4 HULL WD
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
1920
Floors in Building
2
Number of units
3
Building materials
Brick
Architectural style
Other
Listing Agency:
Keller Williams Coastal Area P · Keller Williams Realty
(912) 356-5001
Listed By:
Ben Barksdale · License #262950
(912) 844-8772
Added: Mar 31
Changed: Sep 8
Last Checked: Sep 8 at 10:06AM
MLS# SA352510
Copyright © 2026 Hive MLS. 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 2,765-square-foot multifamily property is arranged as a brick duplex with two three-bedroom, two-bath units in the main building. A detached apartment adds one bedroom and one bathroom, creating a distinct secondary living space. The property is listed as under construction and includes a balcony, electric water heating, central electric heating, and central air conditioning.
Set on 0.055 acres at 1147 Graydon Street in Savannah, the property has public water and public sewer service. The configuration provides multiple residential units within a compact site, with a total of seven bedrooms and five bathrooms across the buildings. R4 zoning applies to the property.
Set on 0.055 acres at 1147 Graydon Street in Savannah, the property has public water and public sewer service. The configuration provides multiple residential units within a compact site, with a total of seven bedrooms and five bathrooms across the buildings. R4 zoning applies to the property.
Key Highlights
- Two three‑bedroom, two‑bath units in the main building
- Detached one‑bedroom, one‑bath apartment
- 2,765 square feet on 0.055 acres
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
$29,317
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
7.82%
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%
$586,340
$586.3K
Cap Rate 7%
$418,814
$418.8K
Cap Rate 9%
$325,744
$325.7K
Market Conditions
NOI Build-Up for 2,765 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
$44.8K $16.20/SF
− Vacancy
−$2.9K −$1.05/SF
EGI
$41.9K $15.15/SF
− OpEx
−$12.6K −$4.54/SF
NOI
$29.3K $10.60/SF
Area
Savannah, GA
Vacancy
6.50%
Lease Rate
$16.20 /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%
$586,340
Cap Rate 7%
$418,814
Cap Rate 9%
$325,744
Alternative Uses
Best Use
Multifamily LT 5
$418.8K
$366.5K – $488.6K
NOI $29,317 @ 7.0% cap · market cap 7.82%
Second Best
Apartment 5plus
$388.4K
$339.9K – $453.1K
NOI $27,188 @ 7.0% cap · market cap 7.25%
Theoretical Best
Warehouse
$2.58M
$2.26M – $3.01M
NOI $180,885 @ 7.0% cap · market cap 48.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
363
Businesses Nearby
Explore this area
Business Placement
Demographics for 31404, GA
31,530
Population
14,427
Households
2.2
Avg Household Size
35
Median Age
28%
College-Educated
89%
High-School Grad
13.7 sq mi
ZIP Area
2,301
Density / Sq Mi
$49,805
Median Household Income
$31,620
Median Earnings
$1,199
Median Rent
$193,100
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Multifamily property - R4-zoned property with two primary units and a separate one-bedroom apartment.
Where is this multifamily property located?
The property is located at 1147 Graydon Street Savannah, GA.
What is the asking price?
The asking price for this property is $374,900.
What are key features of this property?
This property features: Two three‑bedroom, two‑bath units in the main building; Detached one‑bedroom, one‑bath apartment; 2,765 square feet on 0.055 acres
