Five-Property Multifamily
For Sale
Contact for pricing
105 Rumson Rd NE, Atlanta, GA 30305
Portfolio includes five multifamily properties totaling 144 residential units and 136,282 square feet, with several recently renovated.
Property Size136,282 SF
Price / SF$137.95
Days on Market147
Property Features for 105 Rumson Rd NE
General Information
Standard status
Active
Size
136,282 SF
Property subtype
Multifamily
Occupancy
41%
Additional Details
Multifamily Units
144
Building Details
Units
144
Listing Agency:
Avison Young - Atlanta
Listed By:
Sonita Hong · License #382113
Source:
Crexi
Added: Apr 14
Changed: Sep 3
Last Checked: Sep 5 at 2:04PM
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 Avison Young - Atlanta
Investment Insights
Based on property information with market context.
Avison Young, as the exclusive agent, is pleased to offer for sale a five-property multifamily portfolio across the Atlanta metro area. The portfolio totals 144 residential units across 136,282 square feet, with several of the assets recently renovated.
The offering is positioned near major employment and growth drivers in the region, including Piedmont Hospital and Shepherd Center, the Centennial Yards project, Hartsfield-Jackson Airport and its annual economic impact, Emory University’s ongoing expansion, and planned MARTA Clifton Road Corridor improvements. The remarks also reference future expansion tied to Meta’s data center campus.
Operationally, the portfolio provides potential adjacency for management, with four of the five assets located within a 20-minute drive. The properties are offered for sale at 105 Rumson Rd NE, Atlanta, GA 30305.
The offering is positioned near major employment and growth drivers in the region, including Piedmont Hospital and Shepherd Center, the Centennial Yards project, Hartsfield-Jackson Airport and its annual economic impact, Emory University’s ongoing expansion, and planned MARTA Clifton Road Corridor improvements. The remarks also reference future expansion tied to Meta’s data center campus.
Operationally, the portfolio provides potential adjacency for management, with four of the five assets located within a 20-minute drive. The properties are offered for sale at 105 Rumson Rd NE, Atlanta, GA 30305.
Key Highlights
- Multifamily portfolio of five properties across Atlanta’s high‑growth metropolitan area
- Total of 144 residential units across 136,282 SF
- Several properties in the portfolio have been recently renovated
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
$1,503,225
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
8.00%
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%
$30,064,500
$30.1M
Cap Rate 7%
$21,474,643
$21.5M
Cap Rate 9%
$16,702,500
$16.7M
Market Conditions
NOI Build-Up for 136,282 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
$2.86M $21.00/SF
− Vacancy
−$128.8K −$0.95/SF
EGI
$2.73M $20.06/SF
− OpEx
−$1.23M −$9.02/SF
NOI
$1.50M $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%
$30,064,500
Cap Rate 7%
$21,474,643
Cap Rate 9%
$16,702,500
Alternative Uses
Best Use
Apartment 5plus
$21.47M
$18.79M – $25.05M
NOI $1,503,225 @ 7.0% cap · market cap 8.00%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$38.10M
$33.33M – $44.45M
NOI $2,666,723 @ 7.0% cap · market cap 14.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
144
Residential units
Location Intelligence
Trade Area within ½ mile
2,717
Businesses Nearby
Explore this area
Business Placement
Demographics for 30305, GA
29,173
Population
17,272
Households
1.7
Avg Household Size
38
Median Age
78%
College-Educated
98%
High-School Grad
6.5 sq mi
ZIP Area
4,488
Density / Sq Mi
$107,836
Median Household Income
$83,332
Median Earnings
$1,914
Median Rent
$703,500
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?
Apartment building - Portfolio includes five multifamily properties totaling 144 residential units and 136,282 square feet, with several recently renovated.
Where is this apartment building located?
The property is located at 105 Rumson Rd NE Atlanta, GA.
What is the asking price?
The asking price for this property is $18,800,000.
What are key features of this property?
This property features: Multifamily portfolio of five properties across Atlanta’s high‑growth metropolitan area; Total of 144 residential units across 136,282 SF; Several properties in the portfolio have been recently renovated
