Duplex with Commercial
For Sale
$169,900
1933 George Rd, Augusta, GA 30904
C-3 zoning and dual electrical meters create flexibility for residential, rental, or live-work use.
Property Size1,174 SF
Price / SF$144.72
Days on Market30
Property Features for 1933 George Rd
General Information
Standard status
Active
Size
1,174 SF
Property subtype
Multi-Family
Building Details
Year Built
1936
Listing Agency:
Listwithfreedom.com
(855) 456-4945
Listed By:
Ralph Harvey · License #B22049
Source:
Bradberrygarnerrealestate
Added: Aug 1
Changed: Aug 29
Last Checked: Aug 29 at 10:55PM
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 Listwithfreedom.com
Investment Insights
Based on property information with market context.
This 1,174-square-foot duplex property was built in 1936 and sits on a .26-acre lot. The layout includes two bedrooms and two bathrooms, with a prior 1/1-per-side configuration that allows the property to function as separate living spaces or as a single residence. Two separate power meters are already in place.
Located at 1933 George Rd in Augusta, the property carries C-3 commercial zoning, providing a basis for evaluating residential income use alongside potential commercial or live-work applications. Its configuration and zoning offer flexibility for an owner-occupant, rental operator, or small business user without relying on a single occupancy format.
Located at 1933 George Rd in Augusta, the property carries C-3 commercial zoning, providing a basis for evaluating residential income use alongside potential commercial or live-work applications. Its configuration and zoning offer flexibility for an owner-occupant, rental operator, or small business user without relying on a single occupancy format.
Key Highlights
- C‑3 commercial zoning
- 1,174‑square‑foot property built in 1936
- .26‑acre lot
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
$11,514
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
6.78%
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%
$230,280
$230.3K
Cap Rate 7%
$164,486
$164.5K
Cap Rate 9%
$127,933
$127.9K
Market Conditions
NOI Build-Up for 1,174 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
$17.9K $15.24/SF
− Vacancy
−$1.4K −$1.23/SF
EGI
$16.4K $14.01/SF
− OpEx
−$4.9K −$4.20/SF
NOI
$11.5K $9.81/SF
Area
Augusta, GA
Vacancy
8.07%
Lease Rate
$15.24 /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%
$230,280
Cap Rate 7%
$164,486
Cap Rate 9%
$127,933
Alternative Uses
Best Use
Multifamily LT 5
$164.5K
$143.9K – $191.9K
NOI $11,514 @ 7.0% cap · market cap 6.78%
Second Best
Apartment 5plus
$151.9K
$132.9K – $177.3K
NOI $10,635 @ 7.0% cap · market cap 6.26%
Theoretical Best
Office A
$370.6K
$324.2K – $432.3K
NOI $25,939 @ 7.0% cap · market cap 15.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
392
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - C-3 zoning and dual electrical meters create flexibility for residential, rental, or live-work use.
Where is this duplex located?
The property is located at 1933 George Rd Augusta, GA.
What is the asking price?
The asking price for this property is $169,900.
What are key features of this property?
This property features: C‑3 commercial zoning; 1,174‑square‑foot property built in 1936; .26‑acre lot
