New Duplex with Detached
New
For Sale
$499,900
309 Eugene St, Savannah, GA 31406
New construction pairs a three-bedroom home with a separate one-bedroom living unit for added flexibility.
Property Size2,005 SF
Price / SF$249.33
Days on Market6
Property Features for 309 Eugene St
General Information
Standard status
Active
Size
2,005 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
2026
Buildings
2
Listing Agency:
Keller Williams Coastal Area P
Listed By:
Kristin Brown · License #301485
(912) 844-2579
Source:
Augustaaikenhomefinder
Added: Aug 29
Changed: Sep 3
Last Checked: Sep 3 at 2:14AM
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 Keller Williams Coastal Area P
Investment Insights
Based on property information with market context.
Completed in 2026, this duplex-style property includes a primary residence and a detached 443-square-foot accessory dwelling unit. The main home features an open living arrangement, a kitchen with granite counters, stainless steel appliances, and a large island, plus luxury vinyl plank flooring across the principal living spaces. The primary suite is located on the main level and includes a walk-in closet and tiled walk-in shower. Two additional bedrooms are positioned upstairs. Exterior details include exposed rafters, a tongue-and-groove porch ceiling, and a covered front porch.
The detached ADU has a private entrance and functions as a separate living space with a full kitchen, living area, bedroom, full bathroom, walk-in closet, and laundry area. The property is located at 309 Eugene St in Savannah, Georgia, with the ADU supporting guest, multigenerational, office, or rental use.
The detached ADU has a private entrance and functions as a separate living space with a full kitchen, living area, bedroom, full bathroom, walk-in closet, and laundry area. The property is located at 309 Eugene St in Savannah, Georgia, with the ADU supporting guest, multigenerational, office, or rental use.
Key Highlights
- Detached 443 SF ADU with private entrance
- Primary residence includes three bedrooms, with the main suite on the first level
- ADU includes a full kitchen, living area, bedroom, bathroom, closet, and laundry space
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
$21,259
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
4.25%
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%
$425,180
$425.2K
Cap Rate 7%
$303,700
$303.7K
Cap Rate 9%
$236,211
$236.2K
Market Conditions
NOI Build-Up for 2,005 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 $16.20/SF
− Vacancy
−$2.1K −$1.05/SF
EGI
$30.4K $15.15/SF
− OpEx
−$9.1K −$4.54/SF
NOI
$21.3K $10.60/SF
Area
Savannah, GA
Vacancy
6.50%
Lease Rate
$16.20 /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%
$425,180
Cap Rate 7%
$303,700
Cap Rate 9%
$236,211
Alternative Uses
Best Use
Multifamily LT 5
$303.7K
$265.7K – $354.3K
NOI $21,259 @ 7.0% cap · market cap 4.25%
Second Best
Apartment 5plus
$281.6K
$246.4K – $328.6K
NOI $19,715 @ 7.0% cap · market cap 3.94%
Theoretical Best
Warehouse
$1.87M
$1.64M – $2.19M
NOI $131,166 @ 7.0% cap · market cap 26.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,108
Businesses Nearby
Explore this area
Business Placement
Demographics for 31406, GA
34,579
Population
15,424
Households
2.2
Avg Household Size
39
Median Age
37%
College-Educated
93%
High-School Grad
26.2 sq mi
ZIP Area
1,320
Density / Sq Mi
$66,084
Median Household Income
$41,512
Median Earnings
$1,340
Median Rent
$260,800
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?
Duplex - New construction pairs a three-bedroom home with a separate one-bedroom living unit for added flexibility.
Where is this duplex located?
The property is located at 309 Eugene St Savannah, GA.
What is the asking price?
The asking price for this property is $499,900.
What are key features of this property?
This property features: Detached 443 SF ADU with private entrance; Primary residence includes three bedrooms, with the main suite on the first level; ADU includes a full kitchen, living area, bedroom, bathroom, closet, and laundry space
