Four-Unit Quadplex with
For Sale
$189,900
2155 Ferguson, Macon, GA 31204
Residential income property with month-to-month tenancy and guest parking at the Macon address.
Property Size1,324 SF
Price / SF$143.43
Days on Market16
Property Features for 2155 Ferguson
General Information
Standard status
Active
Size
1,324 SF
Property subtype
Residential Income
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Listing Agency:
MAXIMUM ONE PLATINUM REALTORS
(757) 971-0032
Listed By:
Fallon Birch
(757) 971-0032
Source:
Exprealty
Added: Aug 5
Changed: Aug 20
Last Checked: Aug 20 at 11:01AM
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 MAXIMUM ONE PLATINUM REALTORS
Investment Insights
Based on property information with market context.
This quadplex contains four residential units, each configured with two bedrooms, one full bathroom, and more than 650 square feet. The property is being offered as-is, with current tenants in place under month-to-month arrangements.
Located at 2155 Ferguson in Macon, Georgia, the property includes guest parking. The existing occupancy and unit configuration support continued residential use, while the flexible month-to-month terms allow tenancy to transfer with the sale.
Located at 2155 Ferguson in Macon, Georgia, the property includes guest parking. The existing occupancy and unit configuration support continued residential use, while the flexible month-to-month terms allow tenancy to transfer with the sale.
Key Highlights
- Four‑unit quadplex with two bedrooms and one full bathroom per unit
- Each unit measures over 650 square feet
- Current tenants are in place on month‑to‑month terms
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
$11,964
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
6.30%
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%
$239,280
$239.3K
Cap Rate 7%
$170,914
$170.9K
Cap Rate 9%
$132,933
$132.9K
Market Conditions
NOI Build-Up for 1,324 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
$18.3K $13.80/SF
− Vacancy
−$1.2K −$0.89/SF
EGI
$17.1K $12.91/SF
− OpEx
−$5.1K −$3.87/SF
NOI
$12.0K $9.04/SF
Area
Macon, GA
Vacancy
6.46%
Lease Rate
$13.80 /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%
$239,280
Cap Rate 7%
$170,914
Cap Rate 9%
$132,933
Alternative Uses
Best Use
Multifamily LT 5
$170.9K
$149.6K – $199.4K
NOI $11,964 @ 7.0% cap · market cap 6.30%
Second Best
Apartment 5plus
$157.1K
$137.4K – $183.3K
NOI $10,995 @ 7.0% cap · market cap 5.79%
Theoretical Best
Healthcare Medical
$253.3K
$221.6K – $295.5K
NOI $17,731 @ 7.0% cap · market cap 9.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
946
Businesses Nearby
Explore this area
Business Placement
Demographics for 31204, GA
30,512
Population
15,578
Households
2
Avg Household Size
38
Median Age
22%
College-Educated
84%
High-School Grad
14.6 sq mi
ZIP Area
2,090
Density / Sq Mi
$38,478
Median Household Income
$32,586
Median Earnings
$917
Median Rent
$123,700
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?
Quadplex - Residential income property with month-to-month tenancy and guest parking at the Macon address.
Where is this quadplex located?
The property is located at 2155 Ferguson Macon, GA.
What is the asking price?
The asking price for this property is $189,900.
What are key features of this property?
This property features: Four‑unit quadplex with two bedrooms and one full bathroom per unit; Each unit measures over 650 square feet; Current tenants are in place on month‑to‑month terms
