Renovated Duplex with Separate
New
For Sale
$180,000
3535 13th Avenue, Columbus, GA 31904
MULTI_FAMILY - Columbus, GA
Property Size1,792 SF
Lot Size0.33 Acres
Price / SF$100.45
Days on Market6
Property Features for 3535 13th Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bathroom 1, Bedroom 1, Bedroom 2, Bedroom 3
Parking features
Driveway
Patio and Porch features
Patio
Fencing
Fenced
Appliances
Dishwasher, Dryer, Range, Refrigerator, Washer
Subdivision
Rosehill Heights
Lot features
Less than 1/2 Acre, Private Backyard
Directions
From I-185 N, Take Exit 10 To Us-80 W Toward Phenix City. Take Exit 2 To River Rd. Turn Left On River Rd, Left On 39th St, Left On Hamilton Rd, Right On Dale Ave. Property Is On The Right At 3535 13th Ave.
Standard status
Active
APN
030 017 021
Size
1,792 SF
Lot size
0.33 Acres
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Water source
Public
Building Details
Year built
1944
Number of units
2
Building materials
Vinyl Siding
Listing Agency:
1st Class Real Estate Excellence
(706) 237-8680
Listed By:
Ashley Miller
(706) 326-3468
Added: Aug 7
Changed: Aug 11
Last Checked: Aug 12 at 8:06AM
MLS# 233470
Copyright © 2026 Columbus Board of Realtors (GA). 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 duplex contains 1,792 square feet within a 0.33-acre parcel and is configured as two separate units. The front and rear layouts provide distinct living areas, with each unit offering updated kitchens, new appliances, renovated bathrooms, luxury vinyl plank flooring, and a washer and dryer.
Major property improvements include a new roof, separate HVAC systems, and separate water heaters serving each unit. Both units are occupied under leases extending through 2027. Built in 1944, the property also includes driveway parking, a patio, fencing, vinyl siding, public water, and public sewer at 3535 13th Avenue in Columbus, Georgia.
Major property improvements include a new roof, separate HVAC systems, and separate water heaters serving each unit. Both units are occupied under leases extending through 2027. Built in 1944, the property also includes driveway parking, a patio, fencing, vinyl siding, public water, and public sewer at 3535 13th Avenue in Columbus, Georgia.
Key Highlights
- Two occupied units with leases in place through 2027
- 1,792 SF duplex on a 0.33‑acre parcel
- Renovated bathrooms, updated kitchens, and new appliances in both units
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
$16,243
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
9.02%
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%
$324,860
$324.9K
Cap Rate 7%
$232,043
$232.0K
Cap Rate 9%
$180,478
$180.5K
Market Conditions
NOI Build-Up for 1,792 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
$24.7K $13.80/SF
− Vacancy
−$1.5K −$0.85/SF
EGI
$23.2K $12.95/SF
− OpEx
−$7.0K −$3.88/SF
NOI
$16.2K $9.06/SF
Area
Columbus, GA
Vacancy
6.17%
Lease Rate
$13.80 /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%
$324,860
Cap Rate 7%
$232,043
Cap Rate 9%
$180,478
Alternative Uses
Best Use
Multifamily LT 5
$232.0K
$203.0K – $270.7K
NOI $16,243 @ 7.0% cap · market cap 9.02%
Second Best
Apartment 5plus
$205.4K
$179.7K – $239.6K
NOI $14,376 @ 7.0% cap · market cap 7.99%
Theoretical Best
Office A
$401.0K
$350.8K – $467.8K
NOI $28,067 @ 7.0% cap · market cap 15.59%
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
1,000
Businesses Nearby
Explore this area
Business Placement
Demographics for 31904, GA
36,947
Population
15,947
Households
2.3
Avg Household Size
39
Median Age
31%
College-Educated
88%
High-School Grad
27.5 sq mi
ZIP Area
1,344
Density / Sq Mi
$65,625
Median Household Income
$42,573
Median Earnings
$1,036
Median Rent
$216,100
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?
Duplex - Both occupied units have leases in place through 2027 and updated kitchens.
Where is this duplex located?
The property is located at 3535 13th Avenue Columbus, GA.
What is the asking price?
The asking price for this property is $180,000.
What are key features of this property?
This property features: Two occupied units with leases in place through 2027; 1,792 SF duplex on a 0.33‑acre parcel; Renovated bathrooms, updated kitchens, and new appliances in both units
