Brick Triplex with New
For Sale
$299,000
276 Clisby Pl, Macon, GA 31204
Three rental units include one two-bedroom residence and two one-bedroom residences.
Property Size1,600 SF
Price / SF$186.88
Days on Market18
Property Features for 276 Clisby Pl
General Information
Standard status
Active
Size
1,600 SF
Property subtype
Residential
Units
Unit Mix
1 x 2BR, 2 x 1BR
Multifamily Units
3
Additional Details
Gross Income
$26,400
Building Details
Construction
brick
Listing Agency:
Drake Realty Lake Area
(478) 233-5245
Listed By:
Rhonda Snow · License #357511
(478) 233-5245
Source:
Exprealty
Added: Aug 13
Changed: Aug 25
Last Checked: Aug 29 at 12:38PM
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 Drake Realty Lake Area
Investment Insights
Based on property information with market context.
This triplex comprises two rental units within a brick house and a separate rear home that functions as the third residence. The unit mix includes one two-bedroom apartment and two one-bedroom apartments. The main structure has a new roof, and the property is offered in its current as-is condition.
Located at 276 Clisby Pl in Macon, the property sits just off Vineville Ave. Its three-unit configuration provides a straightforward residential income arrangement across the front and rear dwellings.
Located at 276 Clisby Pl in Macon, the property sits just off Vineville Ave. Its three-unit configuration provides a straightforward residential income arrangement across the front and rear dwellings.
Key Highlights
- Three rental units across a brick house and separate rear residence
- Unit mix includes one 2‑bedroom unit and two 1‑bedroom units
- Main brick structure has a new roof
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
$14,458
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
4.84%
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%
$289,160
$289.2K
Cap Rate 7%
$206,543
$206.5K
Cap Rate 9%
$160,644
$160.6K
Market Conditions
NOI Build-Up for 1,600 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
$22.1K $13.80/SF
− Vacancy
−$1.4K −$0.89/SF
EGI
$20.7K $12.91/SF
− OpEx
−$6.2K −$3.87/SF
NOI
$14.5K $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%
$289,160
Cap Rate 7%
$206,543
Cap Rate 9%
$160,644
Alternative Uses
Best Use
Multifamily LT 5
$206.5K
$180.7K – $241.0K
NOI $14,458 @ 7.0% cap · market cap 4.84%
Second Best
Apartment 5plus
$189.8K
$166.1K – $221.5K
NOI $13,287 @ 7.0% cap · market cap 4.44%
Theoretical Best
Healthcare Medical
$306.1K
$267.8K – $357.1K
NOI $21,427 @ 7.0% cap · market cap 7.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
827
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
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Frequently Asked Questions
What type of property is this?
Triplex - Three rental units include one two-bedroom residence and two one-bedroom residences.
Where is this triplex located?
The property is located at 276 Clisby Pl Macon, GA.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: Three rental units across a brick house and separate rear residence; Unit mix includes one 2‑bedroom unit and two 1‑bedroom units; Main brick structure has a new roof
