Duplex Property Requiring
For Sale
$174,999
2144 Central Avenue, Augusta, GA 30904
Residential Income, Augusta, GA
Property Size1,526 SF
Lot Size0.17 Acres
Price / SF$114.68
Days on Market49
Property Features for 2144 Central Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
B1
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bathroom 1, Bedroom 1, Bedroom 2, Bathroom 2
Parking features
Paved or Surfaced, Off Street
Patio and Porch features
Porch
Interior features
High Ceilings, 2nd Kitchen
Fireplace
1
Subdivision
Summerville
Elementary school
Monte Sano
High school
Richmond Academy
Directions
Property requires extensive renovation and is offered in its present condition. Previously used as a duplex; no representation is made regarding current habitability, rent readiness or future income. Buyer to verify zoning, permitted uses, unit configuration, square footage, utilities and systems. Use caution during showings.
Standard status
Active
APN
0442266000
Size
1,526 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Parcel Number 044-2-266-00-00 See Deed Book 1956, Page 898 Richmond County, Georgia
Tax Annual Amount
1679
Legal Description
Parcel Number 044-2-266-00-00 See Deed Book 1956, Page 898 Richmond County, Georgia
Utilities
Heating system
Space Heater, Natural Gas
Cooling system
Wall/Window Unit(s), Window Unit(s)
Building Details
Year built
1921
Floors in Building
1
Number of units
2
Building materials
Wood Siding, Wood Frame
Roof type
Composition, Shingle
Listing Agency:
Keller Williams Realty Augusta Partners
Listed By:
William Wilson · License #349211
(706) 631-3320
Added: Jul 17
Changed: Aug 20
Last Checked: Sep 3 at 9:06AM
MLS# 100589863
Copyright © 2026 Hive MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 1921, this 1,526-square-foot wood-frame property has wood siding, two bathrooms, three bedrooms, high ceilings, and a second kitchen. Additional features include a porch, composition shingle roof, fireplace, paved off-street parking, space heating, natural-gas service, and wall or window cooling units. The structure was previously used as a duplex and requires extensive renovation.
The 0.17-acre property fronts Central Avenue in Augusta, positioned between Augusta University's Summerville Campus and downtown medical, health sciences, and cyber districts. Its location also provides access to surrounding medical facilities and both major university campuses. Potential residential-income restoration, single-family conversion, owner occupancy with rental offset, or live/work and professional use would require zoning, permitting, and governmental approvals. The property is zoned B1.
The 0.17-acre property fronts Central Avenue in Augusta, positioned between Augusta University's Summerville Campus and downtown medical, health sciences, and cyber districts. Its location also provides access to surrounding medical facilities and both major university campuses. Potential residential-income restoration, single-family conversion, owner occupancy with rental offset, or live/work and professional use would require zoning, permitting, and governmental approvals. The property is zoned B1.
Key Highlights
- 1,526‑square‑foot wood‑frame property built in 1921
- Previously used as a duplex; extensive renovation required
- 0.17‑acre parcel on Central Avenue in Augusta
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
$14,966
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
8.55%
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%
$299,320
$299.3K
Cap Rate 7%
$213,800
$213.8K
Cap Rate 9%
$166,289
$166.3K
Market Conditions
NOI Build-Up for 1,526 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
$23.3K $15.24/SF
− Vacancy
−$1.9K −$1.23/SF
EGI
$21.4K $14.01/SF
− OpEx
−$6.4K −$4.20/SF
NOI
$15.0K $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%
$299,320
Cap Rate 7%
$213,800
Cap Rate 9%
$166,289
Alternative Uses
Best Use
Multifamily LT 5
$213.8K
$187.1K – $249.4K
NOI $14,966 @ 7.0% cap · market cap 8.55%
Second Best
Apartment 5plus
$197.5K
$172.8K – $230.4K
NOI $13,823 @ 7.0% cap · market cap 7.90%
Theoretical Best
Office A
$481.7K
$421.5K – $562.0K
NOI $33,717 @ 7.0% cap · market cap 19.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
934
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 - Two-bath layout with a second kitchen, porch, and off-street parking.
Where is this duplex located?
The property is located at 2144 Central Avenue Augusta, GA.
What is the asking price?
The asking price for this property is $174,999.
What are key features of this property?
This property features: 1,526‑square‑foot wood‑frame property built in 1921; Previously used as a duplex; extensive renovation required; 0.17‑acre parcel on Central Avenue in Augusta
