Duplex With Separate
For Sale
$210,000
1926 Howard Avenue, Augusta, GA 30904
Residential Income, Augusta, GA
Property Size1,713 SF
Lot Size0.14 Acres
Price / SF$122.59
Days on Market96
Property Features for 1926 Howard Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R
Bedrooms
4
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 2, Bathroom 1, Bathroom 3, Bedroom 1, Bedroom 4, Bedroom 3, Bedroom 2
Parking features
Carport
Fireplace
1
Appliances
Vented Exhaust Fan, Electric Oven, Refrigerator, Dishwasher
Subdivision
Not In Subdivision
Elementary school
Monte Sano
Middle school
Tutt
High school
Richmond Academy
Directions
Walton Way to downtown. Turn right on Merry St. Right on Howard Ave. House will be on your left. GPS friendly
Standard status
Active
APN
0451138000
Size
1,713 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
Plat Book/Page 7E/384
Tax Annual Amount
1353
Legal Description
Plat Book/Page 7E/384
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1926
Floors in Building
1
Number of units
2
Flooring type
Wood, Tile, Lvt/lvp
Building materials
Brick Veneer, Stucco, Wood Frame
Roof type
Shingle, Metal
Listing Agency:
Keller Williams Realty Augusta Partners
Listed By:
Jaime Powell · License #421780
(770) 366-3460
Added: May 26
Changed: Aug 29
Last Checked: Aug 29 at 4:06PM
MLS# 100576673
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 R-zoned duplex at 1926 Howard Avenue contains a 1,713-square-foot main residence with three bedrooms and two bathrooms, plus a separate rear apartment with one bedroom, one full bathroom, and a kitchenette. The property was built in 1926 and includes a carport, fireplace, central air, forced-air natural gas heating, public water, and public sewer. Construction incorporates brick veneer, stucco, and wood frame materials, with wood, tile, and LVT/LVP flooring.
Both units are fully leased. The rear apartment has updated electrical with a new panel and a new roof. The property is near Augusta University, MCG, area hospitals, downtown Augusta, and Fort Gordon, with access to cable service available.
Both units are fully leased. The rear apartment has updated electrical with a new panel and a new roof. The property is near Augusta University, MCG, area hospitals, downtown Augusta, and Fort Gordon, with access to cable service available.
Key Highlights
- 1,713‑square‑foot duplex on a 0.14‑acre lot
- Main residence includes 3 bedrooms and 2 bathrooms
- Separate rear apartment has 1 bedroom, 1 full bathroom, and kitchenette
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
$16,800
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
8.00%
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%
$336,000
$336.0K
Cap Rate 7%
$240,000
$240.0K
Cap Rate 9%
$186,667
$186.7K
Market Conditions
NOI Build-Up for 1,713 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
$26.1K $15.24/SF
− Vacancy
−$2.1K −$1.23/SF
EGI
$24.0K $14.01/SF
− OpEx
−$7.2K −$4.20/SF
NOI
$16.8K $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%
$336,000
Cap Rate 7%
$240,000
Cap Rate 9%
$186,667
Alternative Uses
Best Use
Multifamily LT 5
$240.0K
$210.0K – $280.0K
NOI $16,800 @ 7.0% cap · market cap 8.00%
Second Best
Apartment 5plus
$221.7K
$194.0K – $258.6K
NOI $15,517 @ 7.0% cap · market cap 7.39%
Theoretical Best
Office A
$540.7K
$473.1K – $630.8K
NOI $37,848 @ 7.0% cap · market cap 18.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
2,494
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?
Duplex - Brick-veneer property includes a rear apartment with updated electrical and a new roof.
Where is this duplex located?
The property is located at 1926 Howard Avenue Augusta, GA.
What is the asking price?
The asking price for this property is $210,000.
What are key features of this property?
This property features: 1,713‑square‑foot duplex on a 0.14‑acre lot; Main residence includes 3 bedrooms and 2 bathrooms; Separate rear apartment has 1 bedroom, 1 full bathroom, and kitchenette
