2004 Three-Unit Income
New
For Sale
$599,000
790 Pat Mell Road SE, Smyrna, GA 30080
Residential Income, Smyrna, GA
Property Size2,484 SF
Lot Size0.17 Acres
Price / SF$241.14
Days on Market5
Property Features for 790 Pat Mell Road SE
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Rooms
Basement
Parking
7
Elementary school
Green Acres
Middle school
Pearson
High school
Campbell
Directions
790 PAT MELL RD, SMYRNA GEORGIA 30080. MINUTES FROM MAJOR INTERSECTION NEAR WINDY HILL ROAD SE AND ATLANTA ROAD SE
Standard status
Active
APN
17042001060
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4264
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
2004
Floors in Building
2
Number of units
3
Building materials
Vinyl Siding
Listing Agency:
HomeSmart
(404) 876-4901
Listed By:
James Ali
(434) 426-0124
Added: Sep 1
Changed: Sep 4
Last Checked: Sep 5 at 4:06AM
MLS# 10839077
Copyright © 2026 Georgia Multiple Listing Service. 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.
Built in 2004, this three-unit residential income property contains 2,484 total square feet across a top-level residence, a street-level main unit, and a finished lower-level unit. All three units are currently leased and occupied. The property includes three total bathrooms, vinyl siding, central heating, central air, electric cooling, public water, and public sewer on a 0.17-acre lot.
The property is located in Smyrna near Truist Park, The Battery Atlanta, Marietta Square, the Chattahoochee River National Recreation Area, I-285, and I-75. Its configuration includes 1,656 square feet above grade and 828 square feet in the finished lower level, providing a clearly defined three-unit layout within a purpose-built multifamily asset.
The property is located in Smyrna near Truist Park, The Battery Atlanta, Marietta Square, the Chattahoochee River National Recreation Area, I-285, and I-75. Its configuration includes 1,656 square feet above grade and 828 square feet in the finished lower level, providing a clearly defined three-unit layout within a purpose-built multifamily asset.
Key Highlights
- Three leased and occupied units
- 2,484 total square feet: 1,656 above grade and 828 finished lower level
- Built in 2004 on a 0.17‑acre lot
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
$36,092
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
6.03%
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%
$721,840
$721.8K
Cap Rate 7%
$515,600
$515.6K
Cap Rate 9%
$401,022
$401.0K
Market Conditions
NOI Build-Up for 2,484 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
$55.1K $22.20/SF
− Vacancy
−$3.6K −$1.44/SF
EGI
$51.6K $20.76/SF
− OpEx
−$15.5K −$6.23/SF
NOI
$36.1K $14.53/SF
Area
Cobb County, GA
Vacancy
6.50%
Lease Rate
$22.20 /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%
$721,840
Cap Rate 7%
$515,600
Cap Rate 9%
$401,022
Alternative Uses
Best Use
Multifamily LT 5
$515.6K
$451.2K – $601.5K
NOI $36,092 @ 7.0% cap · market cap 6.03%
Second Best
Apartment 5plus
$476.7K
$417.1K – $556.2K
NOI $33,370 @ 7.0% cap · market cap 5.57%
Theoretical Best
Office A
$697.5K
$610.3K – $813.8K
NOI $48,826 @ 7.0% cap · market cap 8.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
100%
Occupancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
596
Businesses Nearby
Explore this area
Business Placement
Demographics for 30080, GA
52,125
Population
27,081
Households
1.9
Avg Household Size
35
Median Age
58%
College-Educated
94%
High-School Grad
12.6 sq mi
ZIP Area
4,137
Density / Sq Mi
$87,949
Median Household Income
$59,267
Median Earnings
$1,660
Median Rent
$409,700
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?
Triplex - Purpose-built residential income property with three leased units, a finished lower level, and central heating and cooling.
Where is this triplex located?
The property is located at 790 Pat Mell Road SE Smyrna, GA.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Three leased and occupied units; 2,484 total square feet: 1,656 above grade and 828 finished lower level; Built in 2004 on a 0.17‑acre lot
