Duplex with Detached One-Bedroom
For Sale
$499,000
312 Dennis Street, Savannah, GA 31406
MULTI_FAMILY - Savannah, GA
Property Size2,005 SF
Lot Size0.18 Acres
Price / SF$248.88
Days on Market16
Property Features for 312 Dennis Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Half bathrooms
1
Rooms
Bedroom 1, Bedroom 2, Bathroom 2, Bedroom 3, Bathroom 3, Bathroom 4, Bedroom 4, Bathroom 1
Parking features
Off Street
Interior features
Pull Down Attic Stairs
Appliances
Dishwasher, Electric Water Heater, Disposal, Microwave, Oven, Range, Refrigerator
Directions
From E Montgomery Xrds, turn left onto Aegean Ave. Turn left onto Dennis St. Property is on the right.
Standard status
Active
APN
20531 03003
Size
2,005 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Description
GREENWAY PARK EAST CHIPPE WA TRACT
Legal Description
GREENWAY PARK EAST CHIPPE WA TRACT
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
2026
Floors in Building
2
Number of units
2
Building materials
Vinyl Siding, Wood Siding
Roof type
Composition
Listing Agency:
Keller Williams Coastal Area P · Keller Williams Realty
(912) 356-5001
Listed By:
Kristin Brown · License #301485
(912) 844-2579
Added: Jul 28
Changed: Aug 10
Last Checked: Aug 12 at 12:06AM
MLS# SA361409
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.
312 Dennis Street in Savannah is a newly constructed duplex under construction, planned with an open-concept main residence and a separate detached one-bedroom ADU. The main home is designed around a spacious kitchen with an island, granite countertops, stainless steel appliances, and durable luxury vinyl plank flooring through the primary living areas. The covered front porch includes tongue-and-groove ceiling details. The main-level primary suite features a walk-in closet and a tiled walk-in shower, with two additional bedrooms and a shared bath upstairs. The detached ADU is a private 443 SF space with its own kitchen, living area, bedroom, full bath, walk-in closet, and in-unit laundry.
Additional property details include off-street parking, central electric heating and central air conditioning, composition roofing, public water service, and public sewer.
The main home and ADU configuration supports flexible occupancy, with the possibility to live in one space while renting the other.
Additional property details include off-street parking, central electric heating and central air conditioning, composition roofing, public water service, and public sewer.
The main home and ADU configuration supports flexible occupancy, with the possibility to live in one space while renting the other.
Key Highlights
- Under construction duplex with main residence plus detached one‑bedroom ADU
- Detached ADU is 443 SF with kitchen, living area, bedroom, full bath, walk‑in closet, and in‑unit laundry
- Open‑concept main home with kitchen island, granite countertops, stainless steel appliances, and luxury vinyl plank flooring
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
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,966
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 duplex with an open-concept main home and a detached one-bedroom ADU, each supported by central HVAC.
Where is this duplex located?
The property is located at 312 Dennis Street 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: Under construction duplex with main residence plus detached one‑bedroom ADU; Detached ADU is 443 SF with kitchen, living area, bedroom, full bath, walk‑in closet, and in‑unit laundry; Open‑concept main home with kitchen island, granite countertops, stainless steel appliances, and luxury vinyl plank flooring
