Four-Unit Quadplex
For Sale
$350,000
Pending
1702&1706 Hicks Street, Augusta, GA 30904
Residential Income, Augusta, GA
Property Size2,862 SF
Lot Size0.26 Acres
Days on Market172
Property Features for 1702&1706 Hicks Street
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning
R-2
Bedrooms
8
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 3, Bedroom 4, Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 5, Bedroom 8, Bedroom 6, Bathroom 4, Bathroom 3, Bedroom 2, Bedroom 7
Parking features
Off Street
Subdivision
Harrisburg
Elementary school
Lamar-Milledge
Middle school
Hornsby WS
High school
Lucy Laney
Directions
From Crawford Ave turn onto Hicks Street.
Standard status
Pending
APN
0352520000 & 0352519000
Size
2,862 SF
Lot size
0.26 Acres
Taxes and HOA fees
Tax Year
2025
Utilities
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Amenities
shared off-street parking
Building Details
Year built
1984
Floors in Building
1
Number of units
4
Building materials
Brick Veneer, Wood Frame
Roof type
Composition, Shingle
Listing Agency:
Market House Realty, LLC
(762) 233-1080
Listed By:
Jennifer Viger · License #GA 333631 / SC 74615
(706) 495-7633
Added: Mar 4
Changed: Aug 19
Last Checked: Aug 23 at 11:06AM
MLS# 98254179
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 residential income property consists of two duplex buildings at 1702 and 1706 Hicks Street, totaling four units and 2862 square feet. Each unit includes 2 bedrooms and 1 bathroom. The 0.261-acre property offers shared off-street parking, brick veneer and wood-frame construction, central air, and forced-air natural gas heating. The buildings were constructed in 1984, and 1702 Hicks Street has undergone a complete renovation and update. Both buildings have new composition shingle roofs.
The property is in Augusta, Georgia, near downtown Augusta, Augusta University, and the Medical District. R-2 zoning supports its stated residential income classification. A documented rental history adds operating context for the four-unit configuration.
The property is in Augusta, Georgia, near downtown Augusta, Augusta University, and the Medical District. R-2 zoning supports its stated residential income classification. A documented rental history adds operating context for the four-unit configuration.
Key Highlights
- Four total units, with 2 bedrooms and 1 bathroom per unit
- Two duplex buildings at 1702 and 1706 Hicks Street
- 2862 square feet on 0.261 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
$28,068
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
8.02%
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%
$561,360
$561.4K
Cap Rate 7%
$400,971
$401.0K
Cap Rate 9%
$311,867
$311.9K
Market Conditions
NOI Build-Up for 2,862 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
$43.6K $15.24/SF
− Vacancy
−$3.5K −$1.23/SF
EGI
$40.1K $14.01/SF
− OpEx
−$12.0K −$4.20/SF
NOI
$28.1K $9.81/SF
Area
Augusta, GA
Vacancy
8.07%
Lease Rate
$15.24 /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%
$561,360
Cap Rate 7%
$400,971
Cap Rate 9%
$311,867
Alternative Uses
Best Use
Multifamily LT 5
$401.0K
$350.9K – $467.8K
NOI $28,068 @ 7.0% cap · market cap 8.02%
Second Best
Apartment 5plus
$370.4K
$324.1K – $432.1K
NOI $25,925 @ 7.0% cap · market cap 7.41%
Theoretical Best
Office A
$903.4K
$790.4K – $1.05M
NOI $63,235 @ 7.0% cap · market cap 18.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,339
Businesses Nearby
Explore this area
Business Placement
Demographics for 30904, GA
24,145
Population
12,558
Households
1.9
Avg Household Size
38
Median Age
31%
College-Educated
87%
High-School Grad
11.0 sq mi
ZIP Area
2,195
Density / Sq Mi
$45,636
Median Household Income
$29,101
Median Earnings
$953
Median Rent
$185,400
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?
Quadplex - Two duplex buildings provide a four-unit residential income configuration with shared off-street parking.
Where is this quadplex located?
The property is located at 1702&1706 Hicks Street Augusta, GA.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Four total units, with 2 bedrooms and 1 bathroom per unit; Two duplex buildings at 1702 and 1706 Hicks Street; 2862 square feet on 0.261 acres
