8-Unit Apartment
For Sale
$2,100,000
2517 Dodson Drive, Atlanta, GA 30344
Commercial Sale, Atlanta, GA
Property Size8,584 SF
Lot Size5.37 Acres
Price / SF$244.64
Days on Market124
Property Features for 2517 Dodson Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Parking Lot
Lot features
Level
Directions
Use GPS Address: 2517 Dodson Drive, Atlanta, Ga 30344
Standard status
Active
APN
14 0197 LL0484
Size
8,584 SF
Lot size
5.37 Acres
Taxes and HOA fees
Tax Year
24
Tax Annual Amount
19727
Building Details
Year built
1940
Building materials
Brick
Listing Agency:
Fathom Realty GA, LLC
(888) 455-6040
Listed By:
Camille M Carter
(678) 751-2773
Added: May 11
Changed: Aug 19
Last Checked: Sep 11 at 1:06PM
MLS# 10762166
Copyright © 2026 Georgia Multiple Listing Service. 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.
This 8,584-square-foot apartment property contains eight two-bedroom units within an existing brick structure built in 1940. The improvements are being offered as-is and require extensive restoration, including removal of existing plumbing, electrical, HVAC components, and interior finishes.
A basement level provides additional space that could be reconfigured for income-producing units, a laundromat, storage, or event and amenity uses, subject to applicable approvals. The property also includes a parking lot and is located in Atlanta’s 30344 area of Fulton County. No repairs, warranties, or seller concessions are provided.
A basement level provides additional space that could be reconfigured for income-producing units, a laundromat, storage, or event and amenity uses, subject to applicable approvals. The property also includes a parking lot and is located in Atlanta’s 30344 area of Fulton County. No repairs, warranties, or seller concessions are provided.
Key Highlights
- Eight 2‑bedroom apartment units
- 8,584 square feet of existing improvements
- Brick construction; built in 1940
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
$94,684
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
4.51%
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%
$1,893,680
$1.9M
Cap Rate 7%
$1,352,629
$1.4M
Cap Rate 9%
$1,052,044
$1.1M
Market Conditions
NOI Build-Up for 8,584 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
$180.3K $21.00/SF
− Vacancy
−$8.1K −$0.95/SF
EGI
$172.2K $20.06/SF
− OpEx
−$77.5K −$9.02/SF
NOI
$94.7K $11.03/SF
Area
Atlanta, GA
Vacancy
4.50%
Lease Rate
$21.00 /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%
$1,893,680
Cap Rate 7%
$1,352,629
Cap Rate 9%
$1,052,044
Alternative Uses
Best Use
Apartment 5plus
$1.35M
$1.18M – $1.58M
NOI $94,684 @ 7.0% cap · market cap 4.51%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.40M
$2.10M – $2.80M
NOI $167,969 @ 7.0% cap · market cap 8.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
8
Residential units
Location Intelligence
Trade Area within ½ mile
389
Businesses Nearby
Explore this area
Business Placement
Demographics for 30344, GA
35,365
Population
17,586
Households
2
Avg Household Size
36
Median Age
36%
College-Educated
89%
High-School Grad
12.1 sq mi
ZIP Area
2,923
Density / Sq Mi
$59,647
Median Household Income
$42,108
Median Earnings
$1,315
Median Rent
$240,700
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Eight two-bedroom units require comprehensive restoration and offer a basement level for possible future reconfiguration.
Where is this apartment building located?
The property is located at 2517 Dodson Drive Atlanta, GA.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: Eight 2‑bedroom apartment units; 8,584 square feet of existing improvements; Brick construction; built in 1940
