Two-Unit Duplex with New
For Sale
$294,000
260 Park Ridge Dr, Athens, GA 30605
Residential Income, Athens, GA
Property Size1,768 SF
Lot Size0.60 Acres
Price / SF$166.29
Days on Market171
Property Features for 260 Park Ridge Dr
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 1, Bathroom 2, Bedroom 3, Bedroom 4, Bedroom 2
Appliances
Electric Water Heater
Directions
Barnett Shoals to Park Ridge Drive
Standard status
Active
APN
o8944
Size
1,768 SF
Lot size
0.60 Acres
Taxes and HOA fees
Tax Description
88888
Legal Description
88888
Utilities
Sewer type
Septic Tank
Heating system
Natural Gas, Central
Cooling system
Central Air, Electric
Water source
Public
Amenities
large yard
Building Details
Year built
1979
Floors in Building
1
Listing Agency:
Greater Athens Properties
(706) 510-5189
Listed By:
Rich Xu · License #377121
(706) 255-0316
Added: Mar 13
Changed: Aug 19
Last Checked: Aug 30 at 5:06PM
MLS# CL351246
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.
This duplex contains two separate residences totaling 1,768 square feet. Each unit offers 2 bedrooms and 1 bathroom arranged on one level, creating straightforward layouts for residential occupancy. The property occupies 0.6 acres and includes a large yard with outdoor space. A new roof, one new HVAC system, and additional upgrades completed in recent years contribute to the property's physical improvements.
Located in Athens, Georgia, the property uses public water and a septic tank for sewer service. Both units are currently rented under month-to-month leases, providing existing occupancy with lease flexibility. Construction dates to 1979, and each residence is equipped with an electric water heater, central heating, and central air conditioning.
Located in Athens, Georgia, the property uses public water and a septic tank for sewer service. Both units are currently rented under month-to-month leases, providing existing occupancy with lease flexibility. Construction dates to 1979, and each residence is equipped with an electric water heater, central heating, and central air conditioning.
Key Highlights
- 2 units, with 2 bedrooms and 1 bathroom in each unit
- 1,768‑square‑foot duplex on a 0.6‑acre lot
- Single‑level floor plans throughout both residences
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
$21,470
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
7.30%
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%
$429,400
$429.4K
Cap Rate 7%
$306,714
$306.7K
Cap Rate 9%
$238,556
$238.6K
Market Conditions
NOI Build-Up for 1,768 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
$32.5K $18.36/SF
− Vacancy
−$1.8K −$1.01/SF
EGI
$30.7K $17.35/SF
− OpEx
−$9.2K −$5.20/SF
NOI
$21.5K $12.14/SF
Area
Athens, GA
Vacancy
5.51%
Lease Rate
$18.36 /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%
$429,400
Cap Rate 7%
$306,714
Cap Rate 9%
$238,556
Alternative Uses
Best Use
Multifamily LT 5
$306.7K
$268.4K – $357.8K
NOI $21,470 @ 7.0% cap · market cap 7.30%
Second Best
Apartment 5plus
$282.7K
$247.3K – $329.8K
NOI $19,786 @ 7.0% cap · market cap 6.73%
Theoretical Best
Office A
$426.2K
$372.9K – $497.3K
NOI $29,835 @ 7.0% cap · market cap 10.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
341
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
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 - Single-level floor plans and a large yard provide practical residential layouts.
Where is this duplex located?
The property is located at 260 Park Ridge Dr Athens, GA.
What is the asking price?
The asking price for this property is $294,000.
What are key features of this property?
This property features: 2 units, with 2 bedrooms and 1 bathroom in each unit; 1,768‑square‑foot duplex on a 0.6‑acre lot; Single‑level floor plans throughout both residences
