Two-Bedroom Residential Income
For Sale
$199,900
1004 Vicksburg Place, Atlanta, GA 30350
Second-level condo with dual ensuite bedrooms, a sunroom, private deck, and views toward wooded surroundings and the lake.
Property Size1,102 SF
Price / SF$181.40
Days on Market53
Property Features for 1004 Vicksburg Place
General Information
Standard status
Active
Size
1,102 SF
Property subtype
Commercial
Additional Details
Highway Access
Yes
Multifamily Units
1
Amenities
pool
tennis
gas fireplace
sunroom
deck
Building Details
Year Built
1982
Listing Agency:
Hirsh Real Estate- SandySprings.com
(404) 317-1138
Listed By:
Marci Robinson
(404) 317-1138
Source:
Sandysprings
Added: Jul 10
Changed: Aug 29
Last Checked: Aug 30 at 12:55PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Hirsh Real Estate- SandySprings.com
Investment Insights
Based on property information with market context.
This 1,102-square-foot second-level condo, built in 1982, offers a two-bedroom, two-bathroom layout with hardwood flooring throughout. The open living and dining areas connect to a kitchen, while a gas fireplace adds a defined gathering feature. A naturally bright sunroom provides additional flexible space, and the private deck extends the living area outdoors. Each bedroom includes a private full bathroom, supporting comfortable separation for occupants, guests, or work-from-home use.
The residence is positioned beside the community pool and backs to wooded surroundings with lake views. Community amenities include a pool, tennis facilities, and guest parking. The property is located at 1004 Vicksburg Place in Atlanta, Georgia 30350, with access to nearby restaurants, parks, shopping, and GA-400.
The residence is positioned beside the community pool and backs to wooded surroundings with lake views. Community amenities include a pool, tennis facilities, and guest parking. The property is located at 1004 Vicksburg Place in Atlanta, Georgia 30350, with access to nearby restaurants, parks, shopping, and GA-400.
Key Highlights
- 1,102 SF second‑level condo with 2 bedrooms and 2 full bathrooms
- Private full bathroom attached to each bedroom
- Sunroom and private deck overlook wooded surroundings and lake views
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
$12,155
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
6.08%
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%
$243,100
$243.1K
Cap Rate 7%
$173,643
$173.6K
Cap Rate 9%
$135,056
$135.1K
Market Conditions
NOI Build-Up for 1,102 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
$23.1K $21.00/SF
− Vacancy
−$1.0K −$0.95/SF
EGI
$22.1K $20.06/SF
− OpEx
−$9.9K −$9.02/SF
NOI
$12.2K $11.03/SF
Area
Atlanta, GA
Vacancy
4.50%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
45.00%
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%
$243,100
Cap Rate 7%
$173,643
Cap Rate 9%
$135,056
Alternative Uses
Best Use
Apartment 5plus
$173.6K
$151.9K – $202.6K
NOI $12,155 @ 7.0% cap · market cap 6.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$308.1K
$269.6K – $359.4K
NOI $21,564 @ 7.0% cap · market cap 10.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
984
Businesses Nearby
Explore this area
Business Placement
Demographics for 30350, GA
35,882
Population
19,892
Households
1.8
Avg Household Size
36
Median Age
63%
College-Educated
98%
High-School Grad
12.6 sq mi
ZIP Area
2,848
Density / Sq Mi
$84,633
Median Household Income
$57,899
Median Earnings
$1,645
Median Rent
$512,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Second-level condo with dual ensuite bedrooms, a sunroom, private deck, and views toward wooded surroundings and the lake.
Where is this residential income property located?
The property is located at 1004 Vicksburg Place Atlanta, GA.
What is the asking price?
The asking price for this property is $199,900.
What are key features of this property?
This property features: 1,102 SF second‑level condo with 2 bedrooms and 2 full bathrooms; Private full bathroom attached to each bedroom; Sunroom and private deck overlook wooded surroundings and lake views
