Two-Unit
For Sale
$260,000
121/125 Live Oak Drive, Athens, GA 30606
Residential Income, Athens, GA
Property Size1,592 SF
Price / SF$163.32
Days on Market95
Property Features for 121/125 Live Oak Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Multi Family
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 3, Bathroom 2, Bedroom 1, Bathroom 1, Bedroom 4
Parking features
Off Street
Appliances
Electric Water Heater
Directions
From the Athens Perimeter (Loop 10), take the exit for Tallassee Rd. Travel west on Tallassee Rd, then turn right onto Rustwood Dr. Turn right on Live Oak Dr-121 Live Oak Drive will be on your right.
Standard status
Active
APN
061A4 B001
Size
1,592 SF
Taxes and HOA fees
Tax Description
SUBD BLK: A,LOT: 9
Legal Description
SUBD BLK: A,LOT: 9
Utilities
Sewer type
Septic Tank
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
1977
Floors in Building
1
Number of units
1
Listing Agency:
Coldwell Banker Upchurch Realty
(706) 543-4000
Listed By:
Matt Russell · License #318902
(706) 201-6190
Added: May 28
Changed: Aug 19
Last Checked: Aug 30 at 6:06PM
MLS# CL357090
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.
This duplex contains 1,592 square feet arranged as two residential units, each offering two bedrooms and one bathroom. The property was built in 1977 and includes central air conditioning, central electric heating, and an electric water heater. Off-street parking serves the building, while public water and a septic tank support the property.
Both units are occupied under leases. Located in Athens, Georgia, the property is identified as a duplex within the residential income category. The address includes separate 121 and 125 designations on Live Oak Drive.
Both units are occupied under leases. Located in Athens, Georgia, the property is identified as a duplex within the residential income category. The address includes separate 121 and 125 designations on Live Oak Drive.
Key Highlights
- 1,592‑square‑foot duplex with two residential units
- Each side offers 2 bedrooms and 1 bathroom
- Both units are occupied and leased
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
$19,333
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
7.44%
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%
$386,660
$386.7K
Cap Rate 7%
$276,186
$276.2K
Cap Rate 9%
$214,811
$214.8K
Market Conditions
NOI Build-Up for 1,592 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
$29.2K $18.36/SF
− Vacancy
−$1.6K −$1.01/SF
EGI
$27.6K $17.35/SF
− OpEx
−$8.3K −$5.20/SF
NOI
$19.3K $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%
$386,660
Cap Rate 7%
$276,186
Cap Rate 9%
$214,811
Alternative Uses
Best Use
Multifamily LT 5
$276.2K
$241.7K – $322.2K
NOI $19,333 @ 7.0% cap · market cap 7.44%
Second Best
Apartment 5plus
$254.5K
$222.7K – $296.9K
NOI $17,816 @ 7.0% cap · market cap 6.85%
Theoretical Best
Office A
$383.8K
$335.8K – $447.8K
NOI $26,865 @ 7.0% cap · market cap 10.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
22
Businesses Nearby
Explore this area
Business Placement
Demographics for 30606, GA
46,798
Population
22,603
Households
2.1
Avg Household Size
33
Median Age
52%
College-Educated
93%
High-School Grad
30.7 sq mi
ZIP Area
1,524
Density / Sq Mi
$61,397
Median Household Income
$35,854
Median Earnings
$1,222
Median Rent
$332,600
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 leased residential units feature matching two-bedroom, one-bathroom layouts and off-street parking.
Where is this duplex located?
The property is located at 121/125 Live Oak Drive Athens, GA.
What is the asking price?
The asking price for this property is $260,000.
What are key features of this property?
This property features: 1,592‑square‑foot duplex with two residential units; Each side offers 2 bedrooms and 1 bathroom; Both units are occupied and leased
