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    East Athens Duplex Investment Opportunity Title is generated by Realmo AI

    148 E Paces Drive, Athens, GA 30605

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    For Sale
    $295,000

    Income-producing duplex in East Athens with leases in place.

    Type:Duplex
    Property size:
    1,950 SF
    Lot size:
    0.36 Acres
    Price / SF:
    $151/SF
    Added:
    Aug 23, 2025
    Days on Market:
    286
    Last Refresh:
    May 19 at 9:09 pm

    Property Features for 148 E Paces Drive

    General Information

    Standard status
    Active
    Size
    1,950 SF
    Lot size
    0.36 Acres
    Property subtype
    Duplex

    Building Details

    Year Built
    1983

    We can help!

    Listing Contact
    Jared Marsden
    Jared Marsden

    Listing agent Jared Marsden License #355925

    Listing office Athens Partners Realty LLC

    Listing date Aug 23, 2025

    Source Kw

    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 Athens Partners Realty LLC

    HighLights

    • Income‑producing duplex with established rental history, offering immediate returns.
    • Each unit features 2 bedrooms and 1.5 baths, with updated kitchens and flooring (Luxury Vinyl Plank & Laminate).
    • Private, fenced rear yards with dedicated patios and storage space for each unit.
    • Convenient East Athens location, less than 4 miles to Downtown Athens/UGA and within 2 miles to Loop 10.
    • All‑brick exterior and corner lot, providing durability and enhanced curb appeal.
    • Updated kitchens include gas stove/oven, dishwasher, and refrigerator in each unit.

    Overview

    Located in East Athens, this income-producing duplex investment offers convenience to schools, shopping, and restaurants. Both units feature a similar layout, each with 2 bedrooms, 1 full bath, and 1 half bath, encompassing 975 square feet. The units include updated luxury vinyl plank and laminate floors, a neutral interior paint palette, updated kitchens, and updated light fixtures. Each unit features a living room that transitions into a formal dining space. The galley-style kitchens are equipped with painted cabinets and faux granite countertops. Appliances include a gas stove/oven, dishwasher, and refrigerator. The kitchen extends to the laundry room, providing private access to the rear yards. Bedrooms feature ceiling fans, low-maintenance LVP floors, and closet space. The primary bedroom includes a private ensuite half bath. Each unit has its own dedicated rear patio overlooking a privacy-fenced rear yard and storage space, along with a covered front entry and shared front parking pad. The exterior is all brick and situated on a corner lot. The property has electric AC, gas heat, and city water and sewer. It is located less than 4 miles from Downtown Athens/UGA and within 2 miles of Loop 10. The property has an established rental history with leases already in place.

    Local Financial Insights For Multifamily LT 5

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $35.8k $18.36
    − Vacancy −$2.0k −$1.01
    EGI $33.8k $17.35
    − OpEx −$10.1k −$5.20
    NOI $23.7k $12.14
    1,950 SF · lease $18.36/SF/yr · vacancy 5.51% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $338.3K
    $296.0K – $394.7K (±1% cap)
    NOI $23,681 @ 7.0% cap · market cap 8.03%
    Second Best
    Apartment 5plus
    $311.7K
    $272.8K – $363.7K (±1% cap)
    NOI $21,822 @ 7.0% cap · market cap 7.40%
    Theoretical Best
    Office A
    $470.1K
    $411.3K – $548.4K (±1% cap)
    NOI $32,906 @ 7.0% cap · market cap 11.15%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Athens
    County
    Clarke
    State
    Georgia
    Longitude
    -83.3245
    Latitude
    33.9226

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    FAQs

    What type of property is this?
    Duplex - Income-producing duplex in East Athens with leases in place.
    Where is this duplex located?
    The property is located at 148 E Paces Drive Athens, GA.
    What is the asking price?
    The asking price for this property is $295,000.
    What are key features of this property?
    This property features: Income‑producing duplex with established rental history, offering immediate returns.; Each unit features 2 bedrooms and 1.5 baths, with updated kitchens and flooring (Luxury Vinyl Plank & Laminate).; Private, fenced rear yards with dedicated patios and storage space for each unit.
    (706) 340-3867
    We can help!
    Listing Contact
    Jared Marsden
    Jared Marsden
    Real Estate License ID: 355925
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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