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    Well-Maintained Duplex Investment Opportunity Title is generated by Realmo AI

    170 Ramble Hills Way, Athens, GA 30606

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    Claim this Listing
    For Sale
    $260,000

    MULTI_FAMILY - Athens, GA

    Property size:
    1,760 SF
    Lot size:
    0.48 Acres
    Price / SF:
    $147/SF
    Added:
    May 6, 2026
    Days on Market:
    11
    Last Refresh:
    May 16 at 3:06 pm

    Property Features for 170 Ramble Hills Way

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    RS-8
    Bedrooms
    4
    Bathrooms
    2
    Rooms
    Bedroom 1, Bedroom 2, Bathroom 2, Bathroom 1, Bedroom 3, Bedroom 4
    Interior features
    Fireplace
    Exterior features
    Fire Pit
    Fireplace
    1
    Appliances
    Dishwasher, Electric Water Heater, Microwave, Oven, Range, Refrigerator
    Standard status
    Active
    APN
    063B1-B-008
    Size
    1,760 SF
    Lot size
    0.48 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    SUBD BLK: B,LOT: 8;
    Tax Annual Amount
    3179

    Utilities

    Sewer type
    Septic Tank, Public Sewer
    Heating system
    Heat Pump (Heating), Electric (Heating)
    Cooling system
    Electric, Central Air
    Water source
    Public

    Building Details

    Year built
    1985
    Floors in Building
    1
    Number of units
    1
    Flooring type
    Vinyl, Carpet
    Building materials
    Brick, Wood Siding
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Jolanda Rickett

    Listing agent Jolanda Rickett License #385469

    Listing office EXP Realty LLC 1372 Peachtree Street NE, Atlanta, GA

    Listing date May 6, 2026

    MLS# CL355859 Listing URL

    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.

    HighLights

    • Income‑producing duplex: Ideal for investors or house hacking, offering immediate rental income from one unit.
    • Updated unit: One side features modern upgrades, enhancing appeal and rental value.
    • Functional layouts: Each unit has 2 bedrooms and 1 bathroom.
    • Convenient location: Situated 5‑7 minutes from shopping, restaurants, and everyday amenities.
    • Well‑maintained: Property is in great condition, indicating responsible ownership and reduced maintenance concerns.
    • Fireplace and Fire Pit: Includes a fireplace in one of the units and a fire pit in the exterior.

    Overview

    This well-maintained duplex presents an investment opportunity for both experienced and new investors. Each of the two units includes 2 bedrooms and 1 bathroom, featuring functional layouts and rental potential. One unit has been updated with modern upgrades, while the other is in good condition and has been well cared for. The property is suitable for house hacking, allowing an owner to live in one unit while generating income from the other. One unit is currently occupied, providing immediate rental income, while the vacant unit is ready for a new tenant or owner-occupant. The property is located approximately 5-7 minutes from shopping, restaurants, and everyday amenities. The property, zoned RS-8, is situated on a lot of 0.4847 acres and has a total area of 1,760 square feet. It is located in Athens, Clarke County, Georgia, with the postal code 30606.

    Financial Insights

    Value Estimation Calculated for Multifamily LT 5

    Conservative
    $237.5K
    NOI $21,373 @ 9.00% cap · cautious / downside scenario
    Moderate
    $305.3K
    NOI $21,373 @ 7.00% cap · market / base-case scenario
    Aggressive
    $427.5K
    NOI $21,373 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    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.
         Calculated for Multifamily LT 5

    Component $ $/SF
    Gross rent $32.3k $18.36
    − Vacancy −$1.8k −$1.01
    EGI $30.5k $17.35
    − OpEx −$9.2k −$5.20
    NOI $21.4k $12.14
    1,760 SF · lease $18.36/SF/yr · vacancy 5.51% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Multifamily LT 5
    $305.3K
    $267.2K – $356.2K (±1% cap)
    NOI $21,373 @ 7.0% cap · market cap 8.22%
    Second Best
    Apartment 5plus
    $281.4K
    $246.2K – $328.3K (±1% cap)
    NOI $19,696 @ 7.0% cap · market cap 7.58%
    Theoretical Best
    Office A
    $424.3K
    $371.3K – $495.0K (±1% cap)
    NOI $29,700 @ 7.0% cap · market cap 11.42%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Building Supply Gym & Fitness Center Skin Care Clinic Furniture & Home Goods Bakery

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

    Location Insight

    • Map
    • Local Demand
    City
    Athens
    County
    Clarke
    State
    Georgia
    Longitude
    -83.464973
    Latitude
    33.980034

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    FAQs

    What type of property is this?
    Duplex - Duplex with strong rental potential near shopping and restaurants.
    Where is this duplex located?
    The property is located at 170 Ramble Hills Way 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: Income‑producing duplex: Ideal for investors or house hacking, offering immediate rental income from one unit.; Updated unit: One side features modern upgrades, enhancing appeal and rental value.; Functional layouts: Each unit has 2 bedrooms and 1 bathroom.
    (706) 371-1874
    We can help!
    Listing Contact
    Jolanda Rickett
    Real Estate License ID: 385469
    Learn More
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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.

    More about this property
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