Five-Home Townhome
For Sale
$1,275,000
204 Linsmore Ln, Grovetown, GA 30813
Five fully leased 2024 townhomes offer contemporary layouts, private outdoor space, attached garages, and professional management.
Property Size7,758 SF
Price / SF$164.35
Days on Market11
Property Features for 204 Linsmore Ln
General Information
Standard status
Active
Size
7,758 SF
Property subtype
Commercial
Occupancy
100%
Units
Unit Mix
5 x 3BR/2.5BA
Multifamily Units
5
Building Details
Year Built
2024
Buildings
5
Tenancy
Multi
Listing Agency:
Connect Realty, LLC
(706) 667-1936
Listed By:
Naresh P Punjabi · License #368453
Source:
Myhomesearchtriangle
Added: Aug 20
Changed: Aug 29
Last Checked: Aug 29 at 10:59AM
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 Connect Realty, LLC
Investment Insights
Based on property information with market context.
This multifamily portfolio includes five townhomes completed in 2024, with each residence occupying its own parcel and offering approximately 1,500 square feet. The homes feature three bedrooms, 2.5 bathrooms, open-concept main levels, fenced backyards, covered rear porches, private driveways, and attached garages. Upstairs, each layout includes a primary suite with a walk-in closet, dual vanity, and glass-enclosed walk-in shower, along with two additional bedrooms, a full hall bathroom, and closet-style laundry space.
All five residences are leased and located along Linsmore Lane and Linsmore Avenue in Grovetown, Georgia. Tenants are responsible for their own utilities, and residents have access to community amenities through the HOA. A local property management company handles the portfolio, while new-construction warranties remain active on many components.
All five residences are leased and located along Linsmore Lane and Linsmore Avenue in Grovetown, Georgia. Tenants are responsible for their own utilities, and residents have access to community amenities through the HOA. A local property management company handles the portfolio, while new-construction warranties remain active on many components.
Key Highlights
- Five townhomes built in 2024, all currently leased
- Each residence offers approximately 1,500 square feet with 3 bedrooms and 2.5 bathrooms
- Every home sits on its own parcel and includes an attached garage and private driveway
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
$70,276
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
5.51%
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%
$1,405,520
$1.4M
Cap Rate 7%
$1,003,943
$1.0M
Cap Rate 9%
$780,844
$780.8K
Market Conditions
NOI Build-Up for 7,758 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
$139.6K $18.00/SF
− Vacancy
−$11.9K −$1.53/SF
EGI
$127.8K $16.47/SF
− OpEx
−$57.5K −$7.41/SF
NOI
$70.3K $9.06/SF
Area
Columbia County, 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%
$1,405,520
Cap Rate 7%
$1,003,943
Cap Rate 9%
$780,844
Alternative Uses
Best Use
Apartment 5plus
$1.00M
$878.5K – $1.17M
NOI $70,276 @ 7.0% cap · market cap 5.51%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.45M
$2.14M – $2.86M
NOI $171,411 @ 7.0% cap · market cap 13.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
12
Businesses Nearby
Explore this area
Business Placement
Demographics for 30813, GA
49,376
Population
18,626
Households
2.7
Avg Household Size
33
Median Age
31%
College-Educated
91%
High-School Grad
50.4 sq mi
ZIP Area
980
Density / Sq Mi
$83,890
Median Household Income
$49,871
Median Earnings
$1,404
Median Rent
$270,300
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?
Multifamily property - Five fully leased 2024 townhomes offer contemporary layouts, private outdoor space, attached garages, and professional management.
Where is this multifamily property located?
The property is located at 204 Linsmore Ln Grovetown, GA.
What is the asking price?
The asking price for this property is $1,275,000.
What are key features of this property?
This property features: Five townhomes built in 2024, all currently leased; Each residence offers approximately 1,500 square feet with 3 bedrooms and 2.5 bathrooms; Every home sits on its own parcel and includes an attached garage and private driveway
