Two-Home Multifamily
New
For Sale
$225,000
2500 Amherst Street, Brunswick, GA 31520
MULTI_FAMILY - Ranch - Brunswick, GA
Property Size1,706 SF
Lot Size0.10 Acres
Price / SF$131.89
Days on Market4
Property Features for 2500 Amherst Street
General Information
Property type
Residential Multi Family
Property subtype
Single Family Residence
Zoning description
Residential
Bedrooms
5
Bathrooms
2
Full bathrooms
4
Rooms
Bedroom 4, Bedroom 5, Bathroom 3, Bathroom 4, Bathroom 1, Bathroom 2, Bedroom 3, Bedroom 2, Bedroom 1
Window features
Double Pane Windows
Patio and Porch features
Porch
Subdivision
Town Commons
Elementary school
Goodyear
Middle school
Risley Middle School
High school
Glynn Academy
Directions
From Gloucester turn North on MLK, take left on O and it in on corner on left
Standard status
Active
APN
01-04266
Size
1,706 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PTN LOT 150 TC
Tax Annual Amount
981
Legal Description
PTN LOT 150 TC
Utilities
Sewer type
Public Sewer
Cooling system
Central Air, Wall Unit(s)
Water source
Public
Water front
1
Building Details
Year built
1706
Floors in Building
1
Number of units
2
Building materials
Brick, Vinyl Siding
Roof type
Metal
Architectural style
Ranch
Listing Agency:
Dennard Realty
(912) 297-0900
Listed By:
Jeff Dennard · License #277074
(912) 297-0900
Added: Aug 8
Last Checked: Aug 11 at 6:06AM
MLS# 2001760
Copyright © 2026 Golden Isles Association of REALTORS. 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 multifamily property comprises two separate homes on a 0.1-acre tax parcel, with individual addresses, entrances, and utility services. The larger residence contains 1,046 SF with three bedrooms and one bathroom. A second 660 SF home includes two bedrooms and one bathroom and has undergone extensive reconstruction, including new framing, plumbing, electrical work, walls, siding, flooring, fixtures, doors, windows, and kitchen appliances. The property’s improvements also include double-pane windows, updated systems, new ceiling fans, stoves, refrigerators, and window A/C units. Foundation repairs and termite treatments have been completed.
The smaller home includes an area beneath the structure with approximately 7 feet of clearance. Both residences feature porch space, metal roofing, and a combination of brick and vinyl siding. Public water and public sewer serve the property. One home is leased, while the second is expected to be rented soon.
The smaller home includes an area beneath the structure with approximately 7 feet of clearance. Both residences feature porch space, metal roofing, and a combination of brick and vinyl siding. Public water and public sewer serve the property. One home is leased, while the second is expected to be rented soon.
Key Highlights
- Two residences on a 0.1‑acre tax parcel, each with its own address, entrance, and utility services
- Larger home measures 1,046 SF with 3 bedrooms and 1 bathroom
- Second home measures 660 SF with 2 bedrooms and 1 bathroom
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
$13,046
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
5.80%
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%
$260,920
$260.9K
Cap Rate 7%
$186,371
$186.4K
Cap Rate 9%
$144,956
$145.0K
Market Conditions
NOI Build-Up for 1,706 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
$25.2K $14.76/SF
− Vacancy
−$1.5K −$0.86/SF
EGI
$23.7K $13.90/SF
− OpEx
−$10.7K −$6.26/SF
NOI
$13.0K $7.65/SF
Area
Glynn County, GA
Vacancy
5.80%
Lease Rate
$14.76 /SF/Yr
Expense Ratio
45.00%
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%
$260,920
Cap Rate 7%
$186,371
Cap Rate 9%
$144,956
Alternative Uses
Best Use
Apartment 5plus
$186.4K
$163.1K – $217.4K
NOI $13,046 @ 7.0% cap · market cap 5.80%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$354.1K
$309.8K – $413.1K
NOI $24,784 @ 7.0% cap · market cap 11.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
102
Businesses Nearby
Explore this area
Business Placement
Demographics for 31520, GA
22,726
Population
10,619
Households
2.1
Avg Household Size
39
Median Age
16%
College-Educated
84%
High-School Grad
20.1 sq mi
ZIP Area
1,131
Density / Sq Mi
$37,652
Median Household Income
$26,292
Median Earnings
$936
Median Rent
$135,100
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?
Multifamily property - Two renovated residences provide separate entrances, utility services, and flexible occupancy or rental arrangements.
Where is this multifamily property located?
The property is located at 2500 Amherst Street Brunswick, GA.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: Two residences on a 0.1‑acre tax parcel, each with its own address, entrance, and utility services; Larger home measures 1,046 SF with 3 bedrooms and 1 bathroom; Second home measures 660 SF with 2 bedrooms and 1 bathroom
