Brick Duplex with Updated
For Sale
$244,990
2005 Hollis St, Athens, GA 30605
One side is tenant occupied while the other features refreshed finishes and appliances.
Property Size1,264 SF
Price / SF$193.82
Days on Market48
Property Features for 2005 Hollis St
General Information
Standard status
Active
Size
1,264 SF
Property subtype
Multi-Family
Building Details
Year Built
1975
Listing Agency:
RAC Properties of Athens, Inc.
(706) 355-3178
Listed By:
Ellen West · License #407755
Source:
Barefootbrokers
Added: Jul 14
Changed: Aug 29
Last Checked: Aug 29 at 4:07PM
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 RAC Properties of Athens, Inc.
Investment Insights
Based on property information with market context.
This 1,264-square-foot brick duplex was built in 1975 and includes two residential units. One side is occupied by a tenant, while the other has been updated with new LVP flooring, granite countertops, a stainless-steel refrigerator, and an all-in-one washer and dryer. The vacant unit is positioned for immediate occupancy or leasing.
The property is located in Athens near UGA, Downtown, shopping, and dining, with access to the Loop nearby. Its two-unit configuration provides flexibility for an owner occupant or rental-property buyer, with one unit available for personal use or future leasing while the other remains occupied.
The property is located in Athens near UGA, Downtown, shopping, and dining, with access to the Loop nearby. Its two-unit configuration provides flexibility for an owner occupant or rental-property buyer, with one unit available for personal use or future leasing while the other remains occupied.
Key Highlights
- 1,264‑square‑foot duplex built in 1975
- Solid brick construction with two residential units
- One unit is tenant occupied
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
$15,350
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
6.27%
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%
$307,000
$307.0K
Cap Rate 7%
$219,286
$219.3K
Cap Rate 9%
$170,556
$170.6K
Market Conditions
NOI Build-Up for 1,264 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
$23.2K $18.36/SF
− Vacancy
−$1.3K −$1.01/SF
EGI
$21.9K $17.35/SF
− OpEx
−$6.6K −$5.20/SF
NOI
$15.3K $12.14/SF
Area
Athens, GA
Vacancy
5.51%
Lease Rate
$18.36 /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%
$307,000
Cap Rate 7%
$219,286
Cap Rate 9%
$170,556
Alternative Uses
Best Use
Multifamily LT 5
$219.3K
$191.9K – $255.8K
NOI $15,350 @ 7.0% cap · market cap 6.27%
Second Best
Apartment 5plus
$202.1K
$176.8K – $235.8K
NOI $14,145 @ 7.0% cap · market cap 5.77%
Theoretical Best
Office A
$304.7K
$266.6K – $355.5K
NOI $21,330 @ 7.0% cap · market cap 8.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
159
Businesses Nearby
Explore this area
Business Placement
Demographics for 30605, GA
43,205
Population
18,387
Households
2.3
Avg Household Size
28
Median Age
53%
College-Educated
91%
High-School Grad
38.2 sq mi
ZIP Area
1,131
Density / Sq Mi
$48,188
Median Household Income
$24,933
Median Earnings
$1,104
Median Rent
$279,200
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 - One side is tenant occupied while the other features refreshed finishes and appliances.
Where is this duplex located?
The property is located at 2005 Hollis St Athens, GA.
What is the asking price?
The asking price for this property is $244,990.
What are key features of this property?
This property features: 1,264‑square‑foot duplex built in 1975; Solid brick construction with two residential units; One unit is tenant occupied
