Occupied Two-Unit
For Sale
$260,000
121 121/125 Live Oak Dr, Athens, GA 30606
Both residences are leased, with separate two-bedroom, one-bath layouts and no HOA or condominium dues.
Property Size1,592 SF
Price / SF$163.32
Days on Market13
Property Features for 121 121/125 Live Oak Dr
General Information
Standard status
Active
Size
1,592 SF
Property subtype
Multi-Family
Building Details
Year Built
1977
Listing Agency:
Coldwell Banker Upchurch Realty
(706) 201-6190
Listed By:
Matt Russell · License #318902
Source:
Wadehouse
Added: Aug 18
Changed: Aug 29
Last Checked: Aug 29 at 7:18PM
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 Coldwell Banker Upchurch Realty
Investment Insights
Based on property information with market context.
This two-unit residential income property contains 1,592 square feet and was built in 1977. Each side provides two bedrooms and one bathroom, creating matching layouts across the duplex. Both residences are currently occupied and leased.
The property is located at 121/125 Live Oak Dr in Athens, Georgia. There are no HOA or condominium dues. Property access for showings requires the asset to be under contract.
The property is located at 121/125 Live Oak Dr in Athens, Georgia. There are no HOA or condominium dues. Property access for showings requires the asset to be under contract.
Key Highlights
- Two‑unit duplex with 1,592 square feet
- Each side includes 2 bedrooms and 1 bathroom
- Both residences 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
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 - Both residences are leased, with separate two-bedroom, one-bath layouts and no HOA or condominium dues.
Where is this duplex located?
The property is located at 121 121/125 Live Oak Dr 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: Two‑unit duplex with 1,592 square feet; Each side includes 2 bedrooms and 1 bathroom; Both residences are occupied and leased
