Two-Unit Duplex
For Sale
$449,000
8621 Ferguson Avenue, Savannah, GA 31406
Residential Income, Savannah, GA
Property Size2,300 SF
Lot Size0.91 Acres
Price / SF$195.22
Days on Market352
Property Features for 8621 Ferguson Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R1
Bedrooms
6
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 4, Bedroom 5, Bathroom 3, Bedroom 6, Bedroom 1, Bathroom 1, Bedroom 3, Bedroom 2, Bathroom 2
Interior features
Ceiling Fan(s)
Appliances
Electric Water Heater
Subdivision
Thomas Sub/Cedar Hammock
Directions
From Truman Parkway, take Montgomery cross to Skidaway, take right on Skidaway to right on to Ferguson house property is on the right 1/4 mile.
Standard status
Active
APN
1037802004
Size
2,300 SF
Lot size
0.91 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
PART OF LOT 2 SUB OF WEST PART O F LOTS 11 AND 12 CEDAR HAMMOCK
Legal Description
PART OF LOT 2 SUB OF WEST PART O F LOTS 11 AND 12 CEDAR HAMMOCK
Utilities
Sewer type
Septic Tank
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
1920
Floors in Building
1
Number of units
2
Building materials
Wood Siding
Roof type
Metal
Listing Agency:
Epique Realty
(888) 893-3537
Listed By:
Ed Yannett · License #349501
(912) 844-9000
Added: Sep 18, 2025
Changed: Aug 20
Last Checked: Sep 4 at 11:06AM
MLS# SA339941
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 duplex property contains two residential units totaling 2300 square feet on a 0.9087-acre parcel. The front residence is occupied by the owner, while the rear unit is currently rented; the front unit could also be leased. The improvements date to 1920 and include wood siding, a metal roof, central electric heating, central air, ceiling fans, and an electric water heater.
The property is located 1/4 mile from downtown Sandfly, with Walmart, Sam’s Club, and The Isle of Hope School within a two-minute drive. Sandfly also offers retail, restaurants, fuel stations, fitness centers, urgent care, and pharmacies. The property is served by public water and a septic tank and is zoned R1.
The property is located 1/4 mile from downtown Sandfly, with Walmart, Sam’s Club, and The Isle of Hope School within a two-minute drive. Sandfly also offers retail, restaurants, fuel stations, fitness centers, urgent care, and pharmacies. The property is served by public water and a septic tank and is zoned R1.
Key Highlights
- Two residential units totaling 2300 square feet
- 0.9087‑acre parcel with R1 zoning
- Front unit owner‑occupied; rear unit currently rented
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
$24,387
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
5.43%
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%
$487,740
$487.7K
Cap Rate 7%
$348,386
$348.4K
Cap Rate 9%
$270,967
$271.0K
Market Conditions
NOI Build-Up for 2,300 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
$37.3K $16.20/SF
− Vacancy
−$2.4K −$1.05/SF
EGI
$34.8K $15.15/SF
− OpEx
−$10.5K −$4.54/SF
NOI
$24.4K $10.60/SF
Area
Savannah, GA
Vacancy
6.50%
Lease Rate
$16.20 /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%
$487,740
Cap Rate 7%
$348,386
Cap Rate 9%
$270,967
Alternative Uses
Best Use
Multifamily LT 5
$348.4K
$304.8K – $406.5K
NOI $24,387 @ 7.0% cap · market cap 5.43%
Second Best
Apartment 5plus
$323.1K
$282.7K – $376.9K
NOI $22,616 @ 7.0% cap · market cap 5.04%
Theoretical Best
Warehouse
$2.15M
$1.88M – $2.51M
NOI $150,465 @ 7.0% cap · market cap 33.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
329
Businesses Nearby
Explore this area
Business Placement
Demographics for 31406, GA
34,579
Population
15,424
Households
2.2
Avg Household Size
39
Median Age
37%
College-Educated
93%
High-School Grad
26.2 sq mi
ZIP Area
1,320
Density / Sq Mi
$66,084
Median Household Income
$41,512
Median Earnings
$1,340
Median Rent
$260,800
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - R1-zoned duplex with public water and septic service near Sandfly’s downtown retail and dining district.
Where is this duplex located?
The property is located at 8621 Ferguson Avenue Savannah, GA.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: Two residential units totaling 2300 square feet; 0.9087‑acre parcel with R1 zoning; Front unit owner‑occupied; rear unit currently rented
