Duplex With Updated
For Sale
Under Contract
$399,900
160 A&B VFW Drive, Watkinsville, GA 30677
Residential Income, Watkinsville, GA
Property Size2,872 SF
Lot Size0.50 Acres
Price / SF$139.24
Days on Market81
Property Features for 160 A&B VFW Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
6
Full bathrooms
4
Half bathrooms
2
Rooms
Bathroom 2, Bedroom 4, Bathroom 1, Bathroom 6, Bedroom 2, Bathroom 5, Bathroom 4, Bathroom 3, Bedroom 3, Bedroom 1
Appliances
Electric Water Heater
Directions
GPS Friendly
Standard status
Active Under Contract
APN
B 06G 004C
Size
2,872 SF
Lot size
0.50 Acres
Taxes and HOA fees
Tax Description
1453/56
Legal Description
1453/56
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
1981
Floors in Building
2
Building materials
Concrete
Listing Agency:
Compass Georgia, LLC
(404) 668-6621
Listed By:
Ryan Blue · License #355114
(706) 765-4319
Added: Jun 12
Changed: Aug 29
Last Checked: Aug 31 at 10:06AM
MLS# CL358178
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 2,872 square feet on a 0.5-acre lot, with two separate residential units. Each unit provides two bedrooms, a kitchen, and a living area in a functional floor plan. Exterior improvements include new siding and windows. The property was built in 1981 and has concrete construction, central heating, central air conditioning, and an electric water heater.
Located at 160 A&B VFW Drive in Watkinsville, the property is served by public water and public sewer. The offering is being sold as is. Its two-unit configuration, established residential improvements, and utility service provide a straightforward income-property format for an owner or investor evaluating a duplex in Oconee County.
Located at 160 A&B VFW Drive in Watkinsville, the property is served by public water and public sewer. The offering is being sold as is. Its two-unit configuration, established residential improvements, and utility service provide a straightforward income-property format for an owner or investor evaluating a duplex in Oconee County.
Key Highlights
- 2,872‑square‑foot duplex on a 0.5‑acre lot
- Two residential units, each with two bedrooms
- New exterior siding and windows
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
$34,877
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
8.72%
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%
$697,540
$697.5K
Cap Rate 7%
$498,243
$498.2K
Cap Rate 9%
$387,522
$387.5K
Market Conditions
NOI Build-Up for 2,872 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
$52.7K $18.36/SF
− Vacancy
−$2.9K −$1.01/SF
EGI
$49.8K $17.35/SF
− OpEx
−$14.9K −$5.20/SF
NOI
$34.9K $12.14/SF
Area
Oconee County, 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%
$697,540
Cap Rate 7%
$498,243
Cap Rate 9%
$387,522
Alternative Uses
Best Use
Multifamily LT 5
$498.2K
$436.0K – $581.3K
NOI $34,877 @ 7.0% cap · market cap 8.72%
Second Best
Apartment 5plus
$459.1K
$401.8K – $535.7K
NOI $32,140 @ 7.0% cap · market cap 8.04%
Theoretical Best
Office A
$692.4K
$605.8K – $807.8K
NOI $48,465 @ 7.0% cap · market cap 12.12%
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
306
Businesses Nearby
Explore this area
Business Placement
Demographics for 30677, GA
20,579
Population
7,797
Households
2.6
Avg Household Size
41
Median Age
55%
College-Educated
97%
High-School Grad
122.2 sq mi
ZIP Area
168
Density / Sq Mi
$103,165
Median Household Income
$49,399
Median Earnings
$1,403
Median Rent
$394,800
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with refreshed siding, replacement windows, central HVAC, and public water and sewer service.
Where is this duplex located?
The property is located at 160 A&B VFW Drive Watkinsville, GA.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: 2,872‑square‑foot duplex on a 0.5‑acre lot; Two residential units, each with two bedrooms; New exterior siding and windows
