Top-Floor Residential Income
For Sale
$225,000
1606 Huntingdon Chase, Sandy Springs, GA 30350
Updated two-bedroom condo with a sunroom, fireplace, community amenities, and HOA-covered exterior maintenance and utilities.
Property Size1,273 SF
Price / SF$176.75
Days on Market53
Property Features for 1606 Huntingdon Chase
General Information
Standard status
Active
Size
1,273 SF
Property subtype
Commercial
Units
Unit Mix
1 x 2BR/2BA
Multifamily Units
1
Additional Details
Highway Access
Yes
Amenities
clubhouse
swimming pool
tennis courts
fireplace
Building Details
Year Built
1984
Listing Agency:
Hirsh Real Estate- SandySprings.com
(404) 317-1138
Listed By:
Marci Robinson
(404) 317-1138
Source:
Sandysprings
Added: Jul 10
Changed: Aug 31
Last Checked: Aug 31 at 6:08AM
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 Hirsh Real Estate- SandySprings.com
Investment Insights
Based on property information with market context.
This top-floor condominium at 1606 Huntingdon Chase presents a two-bedroom, two-bath layout with 1,273 square feet. The rear-facing residence includes a sunroom, separate dining room, spacious living area, fireplace, skylights, recessed lighting, LVP flooring, fresh interior paint, and an updated kitchen. Built in 1984, the home is positioned within Brandon Mill Farms and offers a practical configuration for residential income ownership.
The HOA covers exterior maintenance, water, sewer, and trash service. Community amenities include a clubhouse, swimming pool, and tennis courts, while a new roof is being carried out as part of current exterior improvements. The property is near GA-400, Downtown Roswell on Canton Road, Perimeter Center, shopping, restaurants, and the Chattahoochee River.
The HOA covers exterior maintenance, water, sewer, and trash service. Community amenities include a clubhouse, swimming pool, and tennis courts, while a new roof is being carried out as part of current exterior improvements. The property is near GA-400, Downtown Roswell on Canton Road, Perimeter Center, shopping, restaurants, and the Chattahoochee River.
Key Highlights
- Top‑floor condominium with 1,273 square feet
- Two bedrooms and two full bathrooms with a versatile sunroom
- Updated kitchen, LVP flooring, fresh interior paint, skylights, and recessed lighting
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
$15,240
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
6.77%
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%
$304,800
$304.8K
Cap Rate 7%
$217,714
$217.7K
Cap Rate 9%
$169,333
$169.3K
Market Conditions
NOI Build-Up for 1,273 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
$29.6K $23.28/SF
− Vacancy
−$1.9K −$1.51/SF
EGI
$27.7K $21.77/SF
− OpEx
−$12.5K −$9.80/SF
NOI
$15.2K $11.97/SF
Area
Sandy Springs, GA
Vacancy
6.50%
Lease Rate
$23.28 /SF/Yr
Expense Ratio
45.00%
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%
$304,800
Cap Rate 7%
$217,714
Cap Rate 9%
$169,333
Alternative Uses
Best Use
Apartment 5plus
$217.7K
$190.5K – $254.0K
NOI $15,240 @ 7.0% cap · market cap 6.77%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$440.0K
$385.0K – $513.3K
NOI $30,798 @ 7.0% cap · market cap 13.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
490
Businesses Nearby
Explore this area
Business Placement
Demographics for 30350, GA
35,882
Population
19,892
Households
1.8
Avg Household Size
36
Median Age
63%
College-Educated
98%
High-School Grad
12.6 sq mi
ZIP Area
2,848
Density / Sq Mi
$84,633
Median Household Income
$57,899
Median Earnings
$1,645
Median Rent
$512,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Updated two-bedroom condo with a sunroom, fireplace, community amenities, and HOA-covered exterior maintenance and utilities.
Where is this residential income property located?
The property is located at 1606 Huntingdon Chase Sandy Springs, GA.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: Top‑floor condominium with 1,273 square feet; Two bedrooms and two full bathrooms with a versatile sunroom; Updated kitchen, LVP flooring, fresh interior paint, skylights, and recessed lighting
