Brand-New Luxury
For Sale
$990,000
1205 Holly Street NW, Atlanta, GA 30318
Two expansive residences feature private rooftop areas, multiple outdoor living spaces, and high-end interior finishes.
Property Size3,486 SF
Price / SF$283.99
Days on Market50
Property Features for 1205 Holly Street NW
General Information
Standard status
Active
Size
3,486 SF
Property subtype
Multi-Family
Additional Details
Highway Access
Yes
Multifamily Units
2
Building Details
Year Built
2024
Listing Agency:
Keller Williams Buckhead
(404) 604-3800
Listed By:
Intown Elite
(404) 478-7800
Source:
Intownelite
Added: Jul 30
Changed: Sep 17
Last Checked: Sep 16 at 6:24PM
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 Keller Williams Buckhead
Investment Insights
Based on property information with market context.
Completed in 2024, this duplex includes two residences that may be purchased together or separately as Unit A and Unit B. Unit A offers 3,486 sq ft, an approximately 861 sq ft private rooftop, and about 712 sq ft of decks and balconies. Unit B contains 3,987 sq ft, an approximately 1,001 sq ft private rooftop, and about 627 sq ft of decks and balconies. Each residence includes open main-level living, a gourmet kitchen with Bosch stainless steel appliances, Cambria quartz countertops, and gold fixtures. Spa-style bathrooms feature soaking tubs, oversized frameless-glass showers, quartz counters, and skylights. Lower terrace levels add flex space and a full bathroom; Unit A also has a wrap-around main-level deck, while Unit B provides a dedicated deck off the kitchen and living areas.
Located in Atlanta’s Home Park near Georgia Tech and Atlantic Station, the property is minutes from shopping and dining with immediate access to I-85. The residences are also positioned for high-end luxury rental use.
Located in Atlanta’s Home Park near Georgia Tech and Atlantic Station, the property is minutes from shopping and dining with immediate access to I-85. The residences are also positioned for high-end luxury rental use.
Key Highlights
- Two duplex units offered together or separately as Unit A and Unit B
- Unit A: 3,486 sq ft, about 861 sq ft private rooftop, and about 712 sq ft decks and balconies
- Unit B: 3,987 sq ft, about 1,001 sq ft private rooftop, and about 627 sq ft decks and balconies
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
$44,692
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
4.51%
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%
$893,840
$893.8K
Cap Rate 7%
$638,457
$638.5K
Cap Rate 9%
$496,578
$496.6K
Market Conditions
NOI Build-Up for 3,486 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
$69.0K $19.80/SF
− Vacancy
−$5.2K −$1.49/SF
EGI
$63.8K $18.32/SF
− OpEx
−$19.2K −$5.49/SF
NOI
$44.7K $12.82/SF
Area
ZIP 30318
Vacancy
7.50%
Lease Rate
$19.80 /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%
$893,840
Cap Rate 7%
$638,457
Cap Rate 9%
$496,578
Alternative Uses
Best Use
Multifamily LT 5
$638.5K
$558.7K – $744.9K
NOI $44,692 @ 7.0% cap · market cap 4.51%
Second Best
Apartment 5plus
$598.1K
$523.3K – $697.8K
NOI $41,867 @ 7.0% cap · market cap 4.23%
Theoretical Best
Office A
$974.5K
$852.7K – $1.14M
NOI $68,213 @ 7.0% cap · market cap 6.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
5,652
Businesses Nearby
Explore this area
Business Placement
Demographics for 30318, GA
60,392
Population
29,993
Households
2
Avg Household Size
31
Median Age
54%
College-Educated
92%
High-School Grad
20.3 sq mi
ZIP Area
2,975
Density / Sq Mi
$79,222
Median Household Income
$53,455
Median Earnings
$1,702
Median Rent
$395,100
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?
Duplex - Two expansive residences feature private rooftop areas, multiple outdoor living spaces, and high-end interior finishes.
Where is this duplex located?
The property is located at 1205 Holly Street NW Atlanta, GA.
What is the asking price?
The asking price for this property is $990,000.
What are key features of this property?
This property features: Two duplex units offered together or separately as Unit A and Unit B; Unit A: 3,486 sq ft, about 861 sq ft private rooftop, and about 712 sq ft decks and balconies; Unit B: 3,987 sq ft, about 1,001 sq ft private rooftop, and about 627 sq ft decks and balconies
