All-Brick Duplex with Storage
New
For Sale
$399,900
100/102 Bluebird Lane, Griffin, GA 30223
Residential Income, Griffin, GA
Property Size2,500 SF
Lot Size1.00 Acre
Price / SF$159.96
Days on Market3
Property Features for 100/102 Bluebird Lane
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking
4
Elementary school
Beaverbrook
Middle school
Cowan Road
High school
Griffin
Directions
See GPS
Standard status
Active
APN
242B01076
Lot size
1.00 Acre
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
1534
Utilities
Sewer type
Septic Tank
Heating system
Central, Heat Pump (Heating), Electric (Heating)
Cooling system
Electric, Central Air
Water source
Public
Amenities
Large Laundry Rooms
Kitchen Appliances Included
Kitchen Pantries
Attic Storage Access
Private Locking Exterior Storage Closet for Each Unit
Additional Storage Building with Power
Private Driveway for Each Unit
Building Details
Year built
1998
Floors in Building
1
Number of units
2
Building materials
Brick
Listing Agency:
Southern Classic Realtors
(678) 635-8877
Listed By:
Chance Adamson · License #243367
(678) 752-1969
Added: Sep 18
Last Checked: Sep 20 at 4:06AM
MLS# 10849361
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.
This all-brick duplex contains two residences, each with 2 bedrooms, 2 bathrooms, approximately 1,250 square feet, a private driveway, and a large laundry room. The combined property offers 2,500 square feet of living area on a 1-acre corner lot. Interior features include kitchen appliances, pantries, attic storage access, and private locking exterior storage closets. A 12x16 storage building with electricity sits on a poured slab.
The property was built in 1998 and is served by public water, septic, and electric systems. Each unit is separately metered. Improvements include a new architectural shingle roof in 2026 and a new septic system in 2023. One residence received a complete renovation in Fall 2026 with new cabinetry, granite countertops, updated lighting, and LVP flooring; the other was renovated in 2021. The address is 100/102 Bluebird Lane, Griffin, GA 30223.
The property was built in 1998 and is served by public water, septic, and electric systems. Each unit is separately metered. Improvements include a new architectural shingle roof in 2026 and a new septic system in 2023. One residence received a complete renovation in Fall 2026 with new cabinetry, granite countertops, updated lighting, and LVP flooring; the other was renovated in 2021. The address is 100/102 Bluebird Lane, Griffin, GA 30223.
Key Highlights
- Duplex with 2 units, each offering 2 bedrooms and 2 bathrooms
- 2,500 square feet total on a 1‑acre corner lot
- All‑brick exterior with separate private driveways
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
$36,325
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
9.08%
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%
$726,500
$726.5K
Cap Rate 7%
$518,929
$518.9K
Cap Rate 9%
$403,611
$403.6K
Market Conditions
NOI Build-Up for 2,500 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
$55.5K $22.20/SF
− Vacancy
−$3.6K −$1.44/SF
EGI
$51.9K $20.76/SF
− OpEx
−$15.6K −$6.23/SF
NOI
$36.3K $14.53/SF
Area
Spalding 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%
$726,500
Cap Rate 7%
$518,929
Cap Rate 9%
$403,611
Alternative Uses
Best Use
Multifamily LT 5
$518.9K
$454.1K – $605.4K
NOI $36,325 @ 7.0% cap · market cap 9.08%
Second Best
Apartment 5plus
$479.8K
$419.8K – $559.8K
NOI $33,585 @ 7.0% cap · market cap 8.40%
Theoretical Best
Office A
$702.0K
$614.3K – $819.0K
NOI $49,140 @ 7.0% cap · market cap 12.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
84
Businesses Nearby
Explore this area
Business Placement
Demographics for 30223, GA
38,111
Population
15,647
Households
2.4
Avg Household Size
41
Median Age
15%
College-Educated
84%
High-School Grad
108.0 sq mi
ZIP Area
353
Density / Sq Mi
$56,940
Median Household Income
$34,305
Median Earnings
$1,025
Median Rent
$186,900
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two separately metered residences offer private driveways, dedicated storage, and updated interiors on a corner parcel.
Where is this duplex located?
The property is located at 100/102 Bluebird Lane Griffin, GA.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Duplex with 2 units, each offering 2 bedrooms and 2 bathrooms; 2,500 square feet total on a 1‑acre corner lot; All‑brick exterior with separate private driveways
