Duplex with Courtyard
For Sale
$205,000
1703-1705 19th Street, Columbus, GA 31901
Two-bedroom units near Lakebottom Park, with updated HVAC systems and one unit currently occupied.
Property Size1,645 SF
Price / SF$124.62
Days on Market62
Property Features for 1703-1705 19th Street
General Information
Standard status
Active
Size
1,645 SF
Property subtype
Residential Income / Duplex
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Amenities
Electric, No
Building Details
Year Built
1957
Buildings
1
Listing Agency:
Bickerstaff Parham, LLC
(470) 292-4364
Listed By:
Pauline Pedroza · License #424196
(470) 292-4364
Source:
Compass
Added: Jul 2
Changed: Aug 30
Last Checked: Aug 31 at 10:01PM
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 Bickerstaff Parham, LLC
Investment Insights
Based on property information with market context.
This 1,645-square-foot duplex, built in 1957, contains two 2-bedroom, 1-bathroom units. HVAC systems were recently replaced in both residences. One unit is occupied, while the second is available for a new tenant. One residence also includes a large walled courtyard that provides off-street parking.
The property is located near Lakebottom Park in Columbus’s historic Lakebottom neighborhood, with access to Uptown Columbus and Fort Moore. Its two-unit configuration, existing occupancy, and separate courtyard parking create a straightforward residential income property profile.
The property is located near Lakebottom Park in Columbus’s historic Lakebottom neighborhood, with access to Uptown Columbus and Fort Moore. Its two-unit configuration, existing occupancy, and separate courtyard parking create a straightforward residential income property profile.
Key Highlights
- Two 2‑bedroom, 1‑bathroom units
- 1,645 square feet; built in 1957
- Recently replaced HVAC systems in both units
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
$14,910
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
7.27%
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%
$298,200
$298.2K
Cap Rate 7%
$213,000
$213.0K
Cap Rate 9%
$165,667
$165.7K
Market Conditions
NOI Build-Up for 1,645 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
$22.7K $13.80/SF
− Vacancy
−$1.4K −$0.85/SF
EGI
$21.3K $12.95/SF
− OpEx
−$6.4K −$3.88/SF
NOI
$14.9K $9.06/SF
Area
Columbus, GA
Vacancy
6.17%
Lease Rate
$13.80 /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%
$298,200
Cap Rate 7%
$213,000
Cap Rate 9%
$165,667
Alternative Uses
Best Use
Multifamily LT 5
$213.0K
$186.4K – $248.5K
NOI $14,910 @ 7.0% cap · market cap 7.27%
Second Best
Apartment 5plus
$188.5K
$165.0K – $220.0K
NOI $13,197 @ 7.0% cap · market cap 6.44%
Theoretical Best
Office A
$368.1K
$322.1K – $429.4K
NOI $25,765 @ 7.0% cap · market cap 12.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,263
Businesses Nearby
Explore this area
Business Placement
Demographics for 31901, GA
7,126
Population
3,971
Households
1.8
Avg Household Size
36
Median Age
35%
College-Educated
82%
High-School Grad
4.4 sq mi
ZIP Area
1,620
Density / Sq Mi
$47,316
Median Household Income
$35,062
Median Earnings
$893
Median Rent
$208,800
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 - Two-bedroom units near Lakebottom Park, with updated HVAC systems and one unit currently occupied.
Where is this duplex located?
The property is located at 1703-1705 19th Street Columbus, GA.
What is the asking price?
The asking price for this property is $205,000.
What are key features of this property?
This property features: Two 2‑bedroom, 1‑bathroom units; 1,645 square feet; built in 1957; Recently replaced HVAC systems in both units
