Two-Bedroom Residential Income
For Sale
$184,500
250 Little Street # D106, Athens, GA 30605
Single-story unit with two bedrooms, one bath, and carpet and tile flooring in Athens, GA.
Property Size795 SF
Price / SF$232.08
Days on Market172
Property Features for 250 Little Street # D106
General Information
Standard status
Active
Size
795 SF
Property subtype
Multi-Family
Zoning
RM2
Amenities
Carpet,Tile
No
Yes
1
2+ Common Walls
2
Public Records
Public
0.0
Building Details
Building Size
795 SF
Year Built
1964
Stories
1
Listing Agency:
Howard Hanna Allen Tate|Horizon Realty Group
(434) 282-4433
Listed By:
Laurie King · License #77850
(434) 282-4433
Source:
Baystreetrealtygroup
Added: Feb 20
Changed: Aug 11
Last Checked: Aug 11 at 5:08AM
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 Howard Hanna Allen Tate|Horizon Realty Group
Investment Insights
Based on property information with market context.
This single-story residential income unit features two bedrooms and one bathroom. Interior flooring includes carpet and tile, with heating and air conditioning available. The unit is connected to public water, and it was built in 1964.
Located at 250 Little Street, Unit D106 in Athens, GA 30605, the property is described as quiet and private, with convenient access to local destinations. Sanford Stadium is about one mile away, and the area offers access to Downtown, the Classic Center, hotels, parks, restaurants, shopping, and the bus station. Outdoor access is noted to include the Firefly Walking Trail and the State Botanical Gardens of Georgia.
The property is configured as an interior unit with two-or-more common walls and a total of one story, making it straightforward for occupants seeking a compact, established layout near Athens-area amenities.
Located at 250 Little Street, Unit D106 in Athens, GA 30605, the property is described as quiet and private, with convenient access to local destinations. Sanford Stadium is about one mile away, and the area offers access to Downtown, the Classic Center, hotels, parks, restaurants, shopping, and the bus station. Outdoor access is noted to include the Firefly Walking Trail and the State Botanical Gardens of Georgia.
The property is configured as an interior unit with two-or-more common walls and a total of one story, making it straightforward for occupants seeking a compact, established layout near Athens-area amenities.
Key Highlights
- Two bedrooms and one bathroom in a single‑story layout
- Carpet and tile flooring with heating and air conditioning
- Built in 1964
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
$8,897
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
4.82%
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%
$177,940
$177.9K
Cap Rate 7%
$127,100
$127.1K
Cap Rate 9%
$98,856
$98.9K
Market Conditions
NOI Build-Up for 795 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
$17.2K $21.60/SF
− Vacancy
−$996 −$1.25/SF
EGI
$16.2K $20.35/SF
− OpEx
−$7.3K −$9.16/SF
NOI
$8.9K $11.19/SF
Area
Athens, GA
Vacancy
5.80%
Lease Rate
$21.60 /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%
$177,940
Cap Rate 7%
$127,100
Cap Rate 9%
$98,856
Alternative Uses
Best Use
Apartment 5plus
$127.1K
$111.2K – $148.3K
NOI $8,897 @ 7.0% cap · market cap 4.82%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$191.7K
$167.7K – $223.6K
NOI $13,416 @ 7.0% cap · market cap 7.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
943
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Single-story unit with two bedrooms, one bath, and carpet and tile flooring in Athens, GA.
Where is this residential income property located?
The property is located at 250 Little Street # D106 Athens, GA.
What is the asking price?
The asking price for this property is $184,500.
What are key features of this property?
This property features: Two bedrooms and one bathroom in a single‑story layout; Carpet and tile flooring with heating and air conditioning; Built in 1964
