Two-Family Duplex
For Sale
$275,000
Pending
2041 Austell Road, Marietta, GA 30008
Two-family duplex offered for sale, designed for residential income with an on-site motivated seller.
Property Size1,756 SF
Days on Market106
Property Features for 2041 Austell Road
General Information
Standard status
Pending
Size
1,756 SF
Property subtype
Mixed Use
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$966
Amenities
Window Air Conditioning, Whole House Fan
3
RES
4 Parking Spaces. Covered.
City
100 x 100
Asphalt.
Building Details
Year Built
1957
Stories
1
Listing Agency:
Michael Bailey Commercial Realty
(770) 851-8349
Listed By:
Michael Bailey · License #H79944
(770) 851-8349
Source:
Xome
Added: May 9
Changed: Aug 12
Last Checked: Aug 21 at 4:58AM
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 Michael Bailey Commercial Realty
Investment Insights
Based on property information with market context.
This property is a two-family duplex configured as residential income housing. It offers a duplex layout designed to support two separate living units within one building.
The property is located at 2041 Austell Road SW in Marietta, Georgia.
Offered for sale, this duplex presents an investor-focused opportunity as described in the public remarks.
The property is located at 2041 Austell Road SW in Marietta, Georgia.
Offered for sale, this duplex presents an investor-focused opportunity as described in the public remarks.
Key Highlights
- 2‑family duplex offered for sale for residential income
- 4 covered parking spaces
- 100 x 100 lot with asphalt exterior
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
$23,590
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
8.58%
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%
$471,800
$471.8K
Cap Rate 7%
$337,000
$337.0K
Cap Rate 9%
$262,111
$262.1K
Market Conditions
NOI Build-Up for 1,756 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
$45.7K $26.04/SF
− Vacancy
−$2.8K −$1.61/SF
EGI
$42.9K $24.43/SF
− OpEx
−$19.3K −$10.99/SF
NOI
$23.6K $13.43/SF
Area
Cobb County, GA
Vacancy
6.20%
Lease Rate
$26.04 /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%
$471,800
Cap Rate 7%
$337,000
Cap Rate 9%
$262,111
Alternative Uses
Best Use
Multifamily LT 5
$364.5K
$318.9K – $425.3K
NOI $25,515 @ 7.0% cap · market cap 9.28%
Second Best
Apartment 5plus
$337.0K
$294.9K – $393.2K
NOI $23,590 @ 7.0% cap · market cap 8.58%
Theoretical Best
Office A
$493.1K
$431.5K – $575.3K
NOI $34,516 @ 7.0% cap · market cap 12.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
278
Businesses Nearby
Explore this area
Business Placement
Demographics for 30008, GA
32,435
Population
12,477
Households
2.6
Avg Household Size
34
Median Age
28%
College-Educated
78%
High-School Grad
9.5 sq mi
ZIP Area
3,414
Density / Sq Mi
$73,130
Median Household Income
$39,080
Median Earnings
$1,416
Median Rent
$269,600
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-family duplex offered for sale, designed for residential income with an on-site motivated seller.
Where is this duplex located?
The property is located at 2041 Austell Road Marietta, GA.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: 2‑family duplex offered for sale for residential income; 4 covered parking spaces; 100 x 100 lot with asphalt exterior
