Duplex with Two Separate
For Sale
$399,900
105 N Varnell Rd, Tunnel Hill, GA 30755
Two residences occupy one parcel, with private driveways and kitchen appliances included in each home.
Property Size2,280 SF
Price / SF$175.39
Days on Market48
Property Features for 105 N Varnell Rd
General Information
Standard status
Active
Size
2,280 SF
Property subtype
Multi-Family
Building Details
Year Built
1969
Listing Agency:
Paniagua Real Estate
(706) 934-8998
Listed By:
Jezel Loza 7062264445
Source:
Searchchattanoogahomesnow
Added: Jul 14
Changed: Aug 29
Last Checked: Aug 29 at 6:13PM
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 Paniagua Real Estate
Investment Insights
Based on property information with market context.
This duplex consists of two separate homes on a single parcel. The larger residence contains 1,360 square feet, while the second provides 960 square feet. Each home has two bedrooms, one full bath, a kitchen, and included kitchen appliances. Separate private driveways serve the residences, supporting independent access and use.
The property is near a park, with a church and fire station nearby. City Hall is located across the street. Built in 1969, the two-home configuration offers distinct residential spaces within one multifamily property.
The property is near a park, with a church and fire station nearby. City Hall is located across the street. Built in 1969, the two-home configuration offers distinct residential spaces within one multifamily property.
Key Highlights
- Two separate homes on one parcel, configured as a duplex
- Main home measures 1,360 sq. ft.; second home measures 960 sq. ft.
- Each residence includes 2 bedrooms and 1 full bath
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
$15,384
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
3.85%
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%
$307,680
$307.7K
Cap Rate 7%
$219,771
$219.8K
Cap Rate 9%
$170,933
$170.9K
Market Conditions
NOI Build-Up for 2,280 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
$23.3K $10.20/SF
− Vacancy
−$1.3K −$0.56/SF
EGI
$22.0K $9.64/SF
− OpEx
−$6.6K −$2.89/SF
NOI
$15.4K $6.75/SF
Area
Whitfield County, GA
Vacancy
5.50%
Lease Rate
$10.20 /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%
$307,680
Cap Rate 7%
$219,771
Cap Rate 9%
$170,933
Alternative Uses
Best Use
Multifamily LT 5
$219.8K
$192.3K – $256.4K
NOI $15,384 @ 7.0% cap · market cap 3.85%
Second Best
Apartment 5plus
$198.1K
$173.3K – $231.1K
NOI $13,867 @ 7.0% cap · market cap 3.47%
Theoretical Best
Office A
$364.1K
$318.6K – $424.8K
NOI $25,486 @ 7.0% cap · market cap 6.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
112
Businesses Nearby
Explore this area
Business Placement
Demographics for 30755, GA
9,930
Population
4,080
Households
2.4
Avg Household Size
40
Median Age
16%
College-Educated
83%
High-School Grad
36.8 sq mi
ZIP Area
270
Density / Sq Mi
$70,433
Median Household Income
$40,741
Median Earnings
$799
Median Rent
$184,800
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residences occupy one parcel, with private driveways and kitchen appliances included in each home.
Where is this duplex located?
The property is located at 105 N Varnell Rd Tunnel Hill, 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: Two separate homes on one parcel, configured as a duplex; Main home measures 1,360 sq. ft.; second home measures 960 sq. ft.; Each residence includes 2 bedrooms and 1 full bath
