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    806 Armory Drive Macon, GA 31206

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    For Sale
    $219,900

    MULTI_FAMILY - Macon, GA

    Lot size:
    0.14 Acres
    Added:
    Mar 2, 2026
    Days on Market:
    47
    Last Refresh:
    Apr 17 at 11:06 pm

    Property Features for 806 Armory Drive

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    6
    Bathrooms
    2
    Rooms
    Bedroom 6, Bedroom 1, Bedroom 2, Bedroom 5, Bedroom 4, Bedroom 3, Bathroom 2, Bathroom 1
    Patio and Porch features
    Deck, Porch, Patio
    Interior features
    Apartment
    Exterior features
    Deck
    Appliances
    Electric Range, Refrigerator
    Standard status
    Active
    APN
    P084-0419
    Lot size
    0.14 Acres

    Utilities

    Utilities
    Water Available
    Sewer type
    Public Sewer
    Heating system
    Space Heater, Wall Furnace
    Cooling system
    Window Unit(s), Ceiling Fan(s)
    Water source
    Public

    Building Details

    Year built
    1970
    Floors in Building
    1
    Number of units
    2
    Building materials
    Brick
    Roof type
    Shingle

    We can help!

    Listing Contact
    Lance Longgrear

    Listing agent Lance Longgrear License #413390

    Listing office Rivoli Realty Post Office Box 26177, Macon, GA

    Listing date Mar 2, 2026

    MLS# 183372 Listing URL

    Copyright © 2026 Mid Georgia MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Turnkey Duplex Near Mercer University

    This turnkey duplex, situated less than a mile from Mercer University, offers immediate cash flow with a cap rate exceeding 10 percent. Each unit features a spacious three-bedroom, one-bath layout, complemented by updated interiors that include LVP flooring throughout, tiled bathrooms, and fresh paint. The durable finishes contribute to low maintenance and high tenant appeal. Current rents range from $950 to $1,250 per month per unit, providing immediate income. The property is renovated and stabilized, presenting value-add opportunities through strategic upgrades and rent optimization. Potential income and value increases can be achieved through improved amenities, exterior enhancements, or rent adjustments to market rates. The units have functional layouts with updated interiors. The property has a lot size of 0.14 acres and is located in Macon, GA.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Macon
    County
    Bibb
    State
    Georgia
    Longitude
    -83.649819
    Latitude
    32.818288

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    FAQs

    What type of property is this?
    Duplex - Renovated duplex with immediate income and value-add potential.
    Where is this duplex located?
    The property is located at 806 Armory Drive Macon, GA.
    What is the asking price?
    The asking price for this property is $219,900.
    What are key features of this property?
    This property features: Turnkey duplex boasting immediate cash flow and a cap rate above 10 percent.; Less than a mile from Mercer University.; Updated interiors feature LVP flooring, tile bathrooms, and fresh paint.
    (478) 477-6528
    We can help!
    Listing Contact
    Lance Longgrear
    Real Estate License ID: 413390
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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