Renovated Two-Unit
For Sale
$275,000
2048 Battle Row, Augusta, GA 30904
Residential Income, Augusta, GA
Property Size1,780 SF
Lot Size0.12 Acres
Price / SF$154.49
Days on Market122
Property Features for 2048 Battle Row
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
1-Ri
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 4, Bedroom 3, Bathroom 1, Bedroom 1, Bedroom 2, Bathroom 2
Patio and Porch features
Porch
Interior features
Ceiling Fan(s)
Subdivision
Not In Subdivision
Elementary school
Lamar-Milledge
Middle school
A R Johnson H.S.E.
High school
Lucy Laney
Directions
Walton Way to Milledge Road, Take a right on Battle Row, duplex will be down on the right.
Standard status
Active
APN
0351366000
Size
1,780 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
035-1-366-00-0
Legal Description
035-1-366-00-0
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Forced Air
Cooling system
Ceiling Fan(s), Central Air
Water source
Public
Building Details
Year built
1984
Floors in Building
2
Number of units
2
Building materials
Vinyl Siding, Wood Frame
Roof type
Composition
Listing Agency:
Southeastern Residential, LLC
(706) 945-0512
Listed By:
Amy Glover Scherer · License #369999
(706) 394-7247
Added: May 1
Changed: Aug 20
Last Checked: Aug 30 at 12:06PM
MLS# 98257027
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 two-story duplex contains 1,780 square feet with one residence on each level. Each unit includes 2 bedrooms and 1 full bath, creating a straightforward two-unit configuration. Interior improvements include LVP flooring, updated lighting, recessed lighting, and ceiling fans. The building has vinyl siding, a composition roof, central air, forced-air heating, and porches.
Major property improvements completed in 2021 include the roof, HVAC systems, windows, vinyl siding, water heaters, and exterior doors. Public water and public sewer serve the property. Both units are occupied under 12-month lease agreements. The 0.12-acre property is within walking distance of Augusta Country Club and a short drive from Augusta University and downtown Augusta. Zoning is 1-Ri.
Major property improvements completed in 2021 include the roof, HVAC systems, windows, vinyl siding, water heaters, and exterior doors. Public water and public sewer serve the property. Both units are occupied under 12-month lease agreements. The 0.12-acre property is within walking distance of Augusta Country Club and a short drive from Augusta University and downtown Augusta. Zoning is 1-Ri.
Key Highlights
- Two‑story duplex with 1,780 square feet
- Two units, each with 2 bedrooms and 1 full bath
- Major improvements completed in 2021, including roof, HVAC, windows, and water heaters
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
$17,457
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
6.35%
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%
$349,140
$349.1K
Cap Rate 7%
$249,386
$249.4K
Cap Rate 9%
$193,967
$194.0K
Market Conditions
NOI Build-Up for 1,780 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
$27.1K $15.24/SF
− Vacancy
−$2.2K −$1.23/SF
EGI
$24.9K $14.01/SF
− OpEx
−$7.5K −$4.20/SF
NOI
$17.5K $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%
$349,140
Cap Rate 7%
$249,386
Cap Rate 9%
$193,967
Alternative Uses
Best Use
Multifamily LT 5
$249.4K
$218.2K – $291.0K
NOI $17,457 @ 7.0% cap · market cap 6.35%
Second Best
Apartment 5plus
$230.3K
$201.6K – $268.7K
NOI $16,124 @ 7.0% cap · market cap 5.86%
Theoretical Best
Office A
$561.8K
$491.6K – $655.5K
NOI $39,329 @ 7.0% cap · market cap 14.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
556
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two-story duplex with updated interiors, public utilities, and separate residential living spaces.
Where is this duplex located?
The property is located at 2048 Battle Row Augusta, GA.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Two‑story duplex with 1,780 square feet; Two units, each with 2 bedrooms and 1 full bath; Major improvements completed in 2021, including roof, HVAC, windows, and water heaters
