5-Unit Apartment
For Sale
$415,000
1712 Central Avenue, Augusta, GA 30904
Three buildings on a corner lot offer a compact multifamily configuration near downtown, the medical district, and Paine College.
Property Size3,160 SF
Price / SF$131.33
Days on Market373
Property Features for 1712 Central Avenue
General Information
Standard status
Active
Size
3,160 SF
Property subtype
Commercial
Zoning
R
Additional Details
Multifamily Units
5
Taxes and HOA fees
Annual Taxes
$2,843
Building Details
Building Size
3,160 SF
Year Built
1926
Buildings
3
Units
5
Listing Agency:
Auben Realty, LLC
(614) 284-2962
Listed By:
Wayne Snyder · License #391710
(614) 284-2962
Source:
Frankerealproperties
Added: Aug 16, 2025
Changed: Aug 20
Last Checked: Aug 22 at 1:36PM
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 Auben Realty, LLC
Investment Insights
Based on property information with market context.
This multifamily property includes 5 separate units distributed across 3 buildings on a corner lot. The improvements total 3,160 square feet and feature stucco exteriors with metal roofs. Built in 1926, the property is zoned R.
Three units are currently rented, while two are vacant. One vacant unit is described as rent ready, and the other requires some work before being positioned for occupancy. The property is located near downtown, the medical district, and Paine College, providing a defined urban-area setting for the existing apartment configuration.
Three units are currently rented, while two are vacant. One vacant unit is described as rent ready, and the other requires some work before being positioned for occupancy. The property is located near downtown, the medical district, and Paine College, providing a defined urban-area setting for the existing apartment configuration.
Key Highlights
- 5 separate units across 3 buildings
- 3,160 square feet on a corner lot
- Stucco exteriors and metal roofs
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
$28,625
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
6.90%
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%
$572,500
$572.5K
Cap Rate 7%
$408,929
$408.9K
Cap Rate 9%
$318,056
$318.1K
Market Conditions
NOI Build-Up for 3,160 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
$56.9K $18.00/SF
− Vacancy
−$4.8K −$1.53/SF
EGI
$52.0K $16.47/SF
− OpEx
−$23.4K −$7.41/SF
NOI
$28.6K $9.06/SF
Area
Augusta, GA
Vacancy
8.50%
Lease Rate
$18.00 /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%
$572,500
Cap Rate 7%
$408,929
Cap Rate 9%
$318,056
Alternative Uses
Best Use
Apartment 5plus
$408.9K
$357.8K – $477.1K
NOI $28,625 @ 7.0% cap · market cap 6.90%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$997.4K
$872.8K – $1.16M
NOI $69,820 @ 7.0% cap · market cap 16.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
Location Intelligence
Trade Area within ½ mile
2,415
Businesses Nearby
Explore this area
Business Placement
Demographics for 30904, GA
24,145
Population
12,558
Households
1.9
Avg Household Size
38
Median Age
31%
College-Educated
87%
High-School Grad
11.0 sq mi
ZIP Area
2,195
Density / Sq Mi
$45,636
Median Household Income
$29,101
Median Earnings
$953
Median Rent
$185,400
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?
Apartment building - Three buildings on a corner lot offer a compact multifamily configuration near downtown, the medical district, and Paine College.
Where is this apartment building located?
The property is located at 1712 Central Avenue Augusta, GA.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: 5 separate units across 3 buildings; 3,160 square feet on a corner lot; Stucco exteriors and metal roofs
