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    180 Ramble Hills Cir, Unit unit 180 & 182 Athens, GA 30606

    View on Map
    Sponsored
    Pending
    $265,000

    MULTI_FAMILY - Ranch - Athens, GA

    Type:Single Family Residence
    Property size:
    1,760 SF
    Lot size:
    0.63 Acres
    Days on Market:
    4
    Last Refresh:
    Mar 23 at 11:06 am

    Property Features for 180 Ramble Hills Cir

    General Information

    Special listing conditions
    Standard
    Property type
    Residential Multi Family
    Property subtype
    Single Family Residence
    TransactionType
    Standard
    Standard status
    Pending
    Window features
    Double Pane Windows
    Zoning
    RS-8
    Rooms
    Bedroom 1, Bedroom 2, Bathroom 1, Bedroom 4, Bedroom 3, Bathroom 2
    Bedrooms
    4
    Bathrooms
    2
    APN
    063B1 B012
    Parking features
    Off Street
    Patio and Porch features
    Porch, Patio
    Interior features
    Fireplace
    Fencing
    Fenced, Privacy, Chain Link
    Fireplace
    1
    Appliances
    Some Electric Appliances, Electric Water Heater, Oven, Range, Range Hood, Refrigerator
    Size
    1,760 SF
    Lot size
    0.63 Acres

    Utilities

    Utilities
    Cable Available
    Sewer type
    Septic Tank
    Heating system
    Electric (Heating), Central
    Cooling system
    Electric, Central Air
    Water source
    Public

    Building Details

    Year built
    1985
    Floors in Building
    1
    Number of units
    2
    Flooring type
    Vinyl, Carpet
    Building materials
    Brick, Wood Siding
    Roof type
    Composition
    Architectural style
    Ranch
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Stephanie Spivey
    Stephanie Spivey

    Nabo Realty, LLC

    Listing agent Stephanie Spivey License #378729

    Listing date Mar 20, 2026

    MLS# CL351111

    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.

    Learn more

    Property Insight Report

    Overview

    Updated Duplex in Athens

    This well-maintained brick duplex is an excellent investment opportunity located in Athens. Each of the two spacious units features 2 bedrooms and 1 full bathroom with comfortable, functional layouts. The inviting living rooms in both units include cozy wood burning fireplaces. Each unit has been updated and offers plenty of natural light. Updates in the last 5 years include: Unit 180, new flooring in the main living areas, new interior paint, new stove, new hot water heater. Unit 182, new flooring including carpet, new paint, new back door, new shower/tub. Both units feature new plumbing, converted from copper to PEX and new electrical outlets. The property has a fully fenced backyard, thoughtfully designed with separate fenced areas and a privacy fencing partition between the back patios, allowing each unit its own outdoor space. Conveniently located with easy access to the Georgia State Route 10 Loop, the property provides quick connections to shopping, dining, and local schools. The duplex is also just a short drive, approximately 10-15 minutes to the campus of the University of Georgia. The property is located on a 0.63-acre lot. The property size is 1760 square feet. The zoning is RS-8. With its classic brick exterior, private outdoor areas, desirable location, and strong rental potential, this property offers excellent long term value, perfect for investors or buyers looking to live in one unit while renting the other.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Building Supply Gym & Fitness Center Skin Care Clinic Furniture & Home Goods Bakery

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

    Location Insight

    • Map
    • Local Demand
    City
    Athens
    County
    Clarke
    State
    Georgia
    Longitude
    -83.464189
    Latitude
    33.979377

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    FAQs

    What type of property is this?
    Duplex - Well-maintained duplex with updates, fenced yard, and convenient location.
    Where is this duplex located?
    The property is located at 180 Ramble Hills Cir, Unit unit 180 & 182 Athens, GA.
    What is the asking price?
    The asking price for this property is $265,000.
    What are key features of this property?
    This property features: - Updated duplex, great for investment or owner-occupancy.; - Each unit has 2 bedrooms, 1 bathroom, and a wood-burning fireplace.; - Recent updates include new flooring, paint, plumbing (PEX), and electrical outlets.
    (706) 296-7297
    Request Owner's contact information
    180 Ramble Hills Cir, Unit unit 180 & 182 Athens, GA 30606
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    Athens, GA 30606
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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.

    More about this property
    180 Ramble Hills Cir, Unit unit 180 & 182 Athens, GA 30606
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    We can help!
    Listing Contact
    Stephanie Spivey
    Stephanie Spivey
    Real Estate License ID: 378729
    Learn More
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