Renovated 4-Unit
For Sale
$899,000
117 Mark Twain Circle, Athens, GA 30605
Residential Income, Athens, GA
Property Size4,032 SF
Lot Size0.38 Acres
Price / SF$222.97
Days on Market23
Property Features for 117 Mark Twain Circle
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning
RM-1
Zoning description
Multi Family
Bedrooms
8
Bathrooms
8
Full bathrooms
8
Rooms
Bedroom 1, Bathroom 1, Bathroom 3, Bedroom 2, Bathroom 8, Bedroom 4, Bedroom 3, Bedroom 5, Bathroom 2, Bedroom 7, Bedroom 6, Bedroom 8, Bathroom 4, Bathroom 5, Bathroom 6, Bathroom 7
Parking features
Parking Lot
Interior features
Ceiling Fan(s)
Appliances
Dishwasher, Gas Water Heater, Oven, Range, Dryer, Refrigerator, Washer
Subdivision
College Station Sub Sec Two
Lot features
City Lot
Directions
Take College Station Rd towards the East Side Kroger. Left on Mark Twain Circle and the property will be down on the left.
Standard status
Active
APN
182B1-A-005
Size
4,032 SF
Lot size
0.38 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
SUBD BLK: A,LOT: 6;
Tax Annual Amount
6873
Legal Description
SUBD BLK: A,LOT: 6;
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Natural Gas, Central
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
1982
Floors in Building
2
Flooring type
Vinyl, Tile
Building materials
Vinyl Siding
Roof type
Composition
Architectural style
Other
Listing Agency:
Trestle Town Realty, LLC
Listed By:
Carey McLaughlin · License #368071
(706) 255-9294
Added: Sep 10
Changed: Oct 2
Last Checked: Oct 2 at 9:06PM
MLS# CL364411
Copyright © 2026 Hive MLS. 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.
The 4,032-square-foot quadplex contains four two-bedroom, two-bathroom residences on a 0.384-acre parcel. Renovations include kitchen cabinets, countertops, backsplashes and appliances, along with bathroom vanities, ceiling fans, paint, water heaters and front stairs. Two units also have new LVP flooring. The building was constructed in 1982 and has parking on site.
At 117 Mark Twain Circle in Athens, the property is within walking distance of shopping, restaurants and the UGA Vet School. A Kroger, gas stations, more than 20 restaurants and additional retail are also nearby. All four units have leases extending through July 2027. The property is zoned RM-1.
At 117 Mark Twain Circle in Athens, the property is within walking distance of shopping, restaurants and the UGA Vet School. A Kroger, gas stations, more than 20 restaurants and additional retail are also nearby. All four units have leases extending through July 2027. The property is zoned RM-1.
Key Highlights
- Four 2‑bedroom, 2‑bathroom units
- 4,032 square feet on 0.384 acres
- Leases for all units extend through July 2027
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
$48,964
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
5.45%
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%
$979,280
$979.3K
Cap Rate 7%
$699,486
$699.5K
Cap Rate 9%
$544,044
$544.0K
Market Conditions
NOI Build-Up for 4,032 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
$74.0K $18.36/SF
− Vacancy
−$4.1K −$1.01/SF
EGI
$69.9K $17.35/SF
− OpEx
−$21.0K −$5.20/SF
NOI
$49.0K $12.14/SF
Area
Athens, GA
Vacancy
5.51%
Lease Rate
$18.36 /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%
$979,280
Cap Rate 7%
$699,486
Cap Rate 9%
$544,044
Alternative Uses
Best Use
Multifamily LT 5
$699.5K
$612.1K – $816.1K
NOI $48,964 @ 7.0% cap · market cap 5.45%
Second Best
Apartment 5plus
$644.6K
$564.0K – $752.0K
NOI $45,122 @ 7.0% cap · market cap 5.02%
Theoretical Best
Office A
$972.0K
$850.5K – $1.13M
NOI $68,040 @ 7.0% cap · market cap 7.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
458
Businesses Nearby
Explore this area
Business Placement
Demographics for 30605, GA
43,205
Population
18,387
Households
2.3
Avg Household Size
28
Median Age
53%
College-Educated
91%
High-School Grad
38.2 sq mi
ZIP Area
1,131
Density / Sq Mi
$48,188
Median Household Income
$24,933
Median Earnings
$1,104
Median Rent
$279,200
Median Home Value
Check the figures for this property
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?
Quadplex - Each residence has two bedrooms and two bathrooms, with leases in place through July 2027.
Where is this quadplex located?
The property is located at 117 Mark Twain Circle Athens, GA.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Four 2‑bedroom, 2‑bathroom units; 4,032 square feet on 0.384 acres; Leases for all units extend through July 2027
