Duplex With Detached
For Sale
$499,000
312 Dennis St, Savannah, GA 31406
New construction combines a primary residence with a separate one-bedroom accessory dwelling unit.
Property Size2,005 SF
Price / SF$248.88
Days on Market43
Property Features for 312 Dennis 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
(912) 844-2579
Listed By:
Kristin Brown · License #301485
Source:
Searchgreateraugustahomes
Added: Jul 19
Changed: Aug 14
Last Checked: Aug 29 at 10:27AM
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.
This duplex property pairs a newly constructed primary residence with a detached 443-square-foot ADU. The main home measures 2,005 square feet and features an open-concept interior, kitchen island, granite countertops, stainless steel appliances, and luxury vinyl plank flooring in the main living areas. Its layout includes a primary suite with a walk-in closet and tiled walk-in shower, plus two additional bedrooms and a shared bathroom upstairs. A covered front porch adds outdoor living space.
The detached ADU includes one bedroom, a full bathroom, kitchen, living area, walk-in closet, and in-unit laundry. The separate configuration supports rental use, guest accommodations, multigenerational living, or a private workspace. The property was built in 2026 and is located at 312 Dennis St, Savannah, GA 31406.
The detached ADU includes one bedroom, a full bathroom, kitchen, living area, walk-in closet, and in-unit laundry. The separate configuration supports rental use, guest accommodations, multigenerational living, or a private workspace. The property was built in 2026 and is located at 312 Dennis St, Savannah, GA 31406.
Key Highlights
- Detached 443 SF ADU with kitchen, living area, bedroom, full bath, walk‑in closet, and in‑unit laundry
- Main residence measures 2,005 square feet with an open‑concept layout
- Primary suite includes a walk‑in closet and tiled walk‑in shower
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
4.26%
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 4.26%
Second Best
Apartment 5plus
$281.6K
$246.4K – $328.6K
NOI $19,715 @ 7.0% cap · market cap 3.95%
Theoretical Best
Warehouse
$1.87M
$1.64M – $2.19M
NOI $131,166 @ 7.0% cap · market cap 26.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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 combines a primary residence with a separate one-bedroom accessory dwelling unit.
Where is this duplex located?
The property is located at 312 Dennis St Savannah, GA.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Detached 443 SF ADU with kitchen, living area, bedroom, full bath, walk‑in closet, and in‑unit laundry; Main residence measures 2,005 square feet with an open‑concept layout; Primary suite includes a walk‑in closet and tiled walk‑in shower
