Tenant-Occupied
New
For Sale
$184,900
125 2nd Street, Warner Robins, GA 31088
MULTI_FAMILY - Warner Robins, GA
Property Size650 SF
Lot Size0.17 Acres
Price / SF$284.46
Days on Market5
Property Features for 125 2nd Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Appliances
Electric Range, Free Standing Range, Refrigerator
Subdivision
Wellston Addition
Elementary school
Watson
Middle school
Huntington
High school
Warner Robins
Standard status
Active
Size
650 SF
Lot size
0.17 Acres
Utilities
Cooling system
Window Unit(s)
Building Details
Year built
1954
Floors in Building
1
Number of units
2
Flooring type
Vinyl
Listing Agency:
FICKLING & COMPANY
(478) 953-2244
Listed By:
Janice Stefanski
(478) 256-2943
Added: Aug 7
Changed: Aug 10
Last Checked: Aug 11 at 10:06PM
MLS# 264808
Copyright © 2026 Central Georgia 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 1954 duplex contains two residential units, each arranged with two bedrooms, one full bathroom, a kitchen, and a dedicated washer and dryer area. The property measures 650 square feet on a 0.17-acre lot and includes vinyl flooring, window-unit cooling, replacement windows, vinyl siding, electric ranges, and refrigerators. Four parking spaces serve the property.
Both units are occupied under leases extending through December 2026 and February 2027, respectively. The property is located in Warner Robins, Georgia, within Houston County, and access for showings is scheduled during the buyer’s due diligence period.
Both units are occupied under leases extending through December 2026 and February 2027, respectively. The property is located in Warner Robins, Georgia, within Houston County, and access for showings is scheduled during the buyer’s due diligence period.
Key Highlights
- Two‑unit duplex with 2 bedrooms and 1 full bathroom in each unit
- 650 square feet on a 0.17‑acre lot
- Four on‑site parking spaces
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
$5,360
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
2.90%
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%
$107,200
$107.2K
Cap Rate 7%
$76,571
$76.6K
Cap Rate 9%
$59,556
$59.6K
Market Conditions
NOI Build-Up for 650 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
$8.2K $12.60/SF
− Vacancy
−$532 −$0.82/SF
EGI
$7.7K $11.78/SF
− OpEx
−$2.3K −$3.53/SF
NOI
$5.4K $8.25/SF
Area
Houston County, GA
Vacancy
6.50%
Lease Rate
$12.60 /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%
$107,200
Cap Rate 7%
$76,571
Cap Rate 9%
$59,556
Alternative Uses
Best Use
Multifamily LT 5
$76.6K
$67.0K – $89.3K
NOI $5,360 @ 7.0% cap · market cap 2.90%
Second Best
Apartment 5plus
$70.9K
$62.0K – $82.7K
NOI $4,960 @ 7.0% cap · market cap 2.68%
Theoretical Best
Office A
$140.3K
$122.8K – $163.7K
NOI $9,821 @ 7.0% cap · market cap 5.31%
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
464
Businesses Nearby
Explore this area
Business Placement
Demographics for 31088, GA
57,034
Population
24,167
Households
2.4
Avg Household Size
36
Median Age
36%
College-Educated
94%
High-School Grad
29.4 sq mi
ZIP Area
1,940
Density / Sq Mi
$81,507
Median Household Income
$44,764
Median Earnings
$1,224
Median Rent
$189,700
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-bedroom units offer separate kitchens, laundry areas, and on-site parking in a tenant-occupied residential income property.
Where is this duplex located?
The property is located at 125 2nd Street Warner Robins, GA.
What is the asking price?
The asking price for this property is $184,900.
What are key features of this property?
This property features: Two‑unit duplex with 2 bedrooms and 1 full bathroom in each unit; 650 square feet on a 0.17‑acre lot; Four on‑site parking spaces
