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    103 E Main Street Irwinton, GA 31042

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    Claim this Listing
    For Sale
    $649,000

    MULTI_FAMILY - Irwinton, GA

    Lot size:
    0.50 Acres
    Added:
    Nov 20, 2025
    Days on Market:
    162
    Last Refresh:
    May 1 at 7:06 pm

    Property Features for 103 E Main Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Parking features
    Driveway
    Window features
    Double Pane Windows
    Standard status
    Active
    APN
    I06094
    Lot size
    0.50 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    932

    Utilities

    Utilities
    Water Available
    Sewer type
    Septic Tank
    Heating system
    Central
    Cooling system
    Central Air, Ceiling Fan(s)
    Water source
    Private

    Building Details

    Year built
    1965
    Floors in Building
    1
    Flooring type
    Carpet, Tile - Ceramic
    Building materials
    Brick Front
    Roof type
    Composition

    We can help!

    Listing Contact
    Syed Firoz
    Syed Firoz

    Listing agent Syed Firoz License #419636

    Listing office Virtual Properties Realty.com 2750 Premiere Pkwy Suite 200, Duluth, GA

    Listing date Nov 20, 2025

    MLS# 7684095 Listing URL

    Copyright © 2026 First Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Mixed-Use Investment Opportunity in Irwinton

    This exceptional investment opportunity is located in the heart of Irwinton, Georgia, and consists of three parcels with multiple income-producing buildings and land. The first parcel, located at 102 Asbell Street, includes three buildings with a total of five units. These units have been completely renovated and upgraded with new flooring, upgraded kitchens, fresh interior paint, granite countertops, and new windows. This parcel features four one-bedroom, one-bath apartments and one two-bedroom, one-bath single-family home. Note that this unit requires a septic system upgrade. The second parcel, located at 103 E Main Street, includes six one-bedroom studio units, one beauty shop, and two office spaces, providing excellent mixed-use income potential. The third parcel, located at 102 Bank Street, is vacant land measuring approximately 102'/105' x 148'/150', ideal for future development or expansion. The total lot size is approximately 0.5 acres. The five units at 102 Asbell Street have undergone extensive renovations. This property is an excellent opportunity for owner-occupants or investors seeking strong rental income in a growing area.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Cutting Edge Hair ... Hair Salon

    Suggested Use

    Restaurant Law Firm Building Supply Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Hotel & Motel Gym & Fitness Center Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    Irwinton
    County
    Wilkinson
    State
    Georgia
    Longitude
    -83.173176
    Latitude
    32.811546

    FAQs

    What type of property is this?
    Mixed-use property - Three parcels with income-producing buildings and land for sale.
    Where is this mixed-use property located?
    The property is located at 103 E Main Street Irwinton, GA.
    What is the asking price?
    The asking price for this property is $649,000.
    What are key features of this property?
    This property features: Multiple income‑producing buildings with residential and commercial units; Five renovated units at 102 Asbell Street feature new flooring, upgraded kitchens, and granite countertops; Mixed‑use potential with a motel, beauty shop, and office spaces at 103 E Main Street
    (770) 495-5050
    We can help!
    Listing Contact
    Syed Firoz
    Syed Firoz
    Real Estate License ID: 419636
    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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    103 E Main Street, Irwinton, GA 31042

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