Renovated Duplex with Bonus
For Sale
$549,000
1114 E Anderson St, Savannah, GA 31404
Updated two-unit property with private outdoor spaces, off-street parking, and a detached storage building.
Property Size2,748 SF
Price / SF$199.78
Days on Market52
Property Features for 1114 E Anderson St
General Information
Standard status
Active
Size
2,748 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Amenities
central HVAC
off-street parking
private backyard
detached storage building
front porch
private patio
Building Details
Year Built
1910
Year Renovated
2024
Buildings
1
Listing Agency:
Seabolt Real Estate
(912) 429-6729
Listed By:
Taavo Roos · License #382783
Source:
Barefootbrokers
Added: Jul 10
Changed: Aug 28
Last Checked: Aug 29 at 12:07PM
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 Seabolt Real Estate
Investment Insights
Based on property information with market context.
This duplex contains two residential units, each with 2 bedrooms and 2 full baths. Both residences feature high ceilings, oversized bedrooms, spacious living areas, and central HVAC. The upstairs unit is vacant and includes a bonus room and front porch, while the lower unit has a private patio. A private backyard, off-street parking, and detached storage building add useful exterior features.
The property was extensively renovated in 2017/2018, with further work completed in 2024. Recent improvements include new siding, exterior railings, quartz countertops, and sinks. The detached storage building may offer future conversion potential, subject to buyer verification with the city. Located in Savannah’s Live Oak neighborhood, the property combines updated residential improvements with a flexible two-unit configuration.
The property was extensively renovated in 2017/2018, with further work completed in 2024. Recent improvements include new siding, exterior railings, quartz countertops, and sinks. The detached storage building may offer future conversion potential, subject to buyer verification with the city. Located in Savannah’s Live Oak neighborhood, the property combines updated residential improvements with a flexible two-unit configuration.
Key Highlights
- Two units, each with 2 bedrooms and 2 full baths
- Extensive renovation completed in 2017/2018, with additional upgrades in 2024
- 2024 improvements include new siding, exterior railings, quartz countertops, and sinks
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
$29,137
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
5.31%
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%
$582,740
$582.7K
Cap Rate 7%
$416,243
$416.2K
Cap Rate 9%
$323,744
$323.7K
Market Conditions
NOI Build-Up for 2,748 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
$44.5K $16.20/SF
− Vacancy
−$2.9K −$1.05/SF
EGI
$41.6K $15.15/SF
− OpEx
−$12.5K −$4.54/SF
NOI
$29.1K $10.60/SF
Area
Savannah, GA
Vacancy
6.50%
Lease Rate
$16.20 /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%
$582,740
Cap Rate 7%
$416,243
Cap Rate 9%
$323,744
Alternative Uses
Best Use
Multifamily LT 5
$416.2K
$364.2K – $485.6K
NOI $29,137 @ 7.0% cap · market cap 5.31%
Second Best
Apartment 5plus
$386.0K
$337.8K – $450.4K
NOI $27,021 @ 7.0% cap · market cap 4.92%
Theoretical Best
Warehouse
$2.57M
$2.25M – $3.00M
NOI $179,773 @ 7.0% cap · market cap 32.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
478
Businesses Nearby
Explore this area
Business Placement
Demographics for 31404, GA
31,530
Population
14,427
Households
2.2
Avg Household Size
35
Median Age
28%
College-Educated
89%
High-School Grad
13.7 sq mi
ZIP Area
2,301
Density / Sq Mi
$49,805
Median Household Income
$31,620
Median Earnings
$1,199
Median Rent
$193,100
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 - Updated two-unit property with private outdoor spaces, off-street parking, and a detached storage building.
Where is this duplex located?
The property is located at 1114 E Anderson St Savannah, GA.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: Two units, each with 2 bedrooms and 2 full baths; Extensive renovation completed in 2017/2018, with additional upgrades in 2024; 2024 improvements include new siding, exterior railings, quartz countertops, and sinks
