Listing Agency: Keller Williams Realty Show Phone

Listed By: Marbin Campos Show Phone

Source: Exprealty

Added: Aug 19 Changed: Aug 28 Last Checked: Aug 29 at 3:24PM

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Investment Insights

Based on property information with market context.

This duplex property contains 1,516 square feet of residential space arranged across two units. The two-unit format provides a straightforward residential income property configuration.

Located at 367 Old Cottonwood Mill Rd in Tunnel Hill, GA, the property is offered for sale.

Key Highlights

• Duplex configuration with two residential units
• 1,516 square feet of property size
• Located at 367 Old Cottonwood Mill Rd, Tunnel Hill, GA

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

$10,229

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

3.47%

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%

$204,580 $204.6K

Cap Rate 7%

$146,129 $146.1K

Cap Rate 9%

$113,656 $113.7K

Market Conditions

NOI Build-Up for 1,516 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

$15.5K $10.20/SF

− Vacancy

−$850 −$0.56/SF

EGI

$14.6K $9.64/SF

− OpEx

−$4.4K −$2.89/SF

NOI

$10.2K $6.75/SF

Area

Whitfield County, GA

Vacancy

5.50%

Lease Rate

$10.20 /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%

$204,580

Cap Rate 7%

$146,129

Cap Rate 9%

$113,656

Alternative Uses

Best Use

Multifamily LT 5

$146.1K

$127.9K – $170.5K (±1% cap)

NOI $10,229 @ 7.0% cap · market cap 3.47%

Second Best

Apartment 5plus

$131.7K

$115.3K – $153.7K (±1% cap)

NOI $9,220 @ 7.0% cap · market cap 3.13%

Theoretical Best

Office A

$242.1K

$211.8K – $282.4K (±1% cap)

NOI $16,946 @ 7.0% cap · market cap 5.74%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Duplexes

Suggested Use

Top Pick Real Estate Agency Dental Office Building Supply Big Box & Wholesale Store HVAC Service Electrical Service

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Location Intelligence

Trade Area within ½ mile

51

Businesses Nearby

Explore this area Business Placement

Demographics for 30755, GA

9,930

Population

4,080

Households

2.4

Avg Household Size

40

Median Age

16%

College-Educated

83%

High-School Grad

36.8 sq mi

ZIP Area

270

Density / Sq Mi

$70,433

Median Household Income

$40,741

Median Earnings

$799

Median Rent

$184,800

Median Home Value

Market

Vacancy Rate% for Multifamily in South region

8.5% 2022

10.2% 2023

11.4% 2024

11.3% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Duplex - Two-unit residential asset offering an income-producing configuration in Tunnel Hill.

Where is this duplex located?

The property is located at 367 Old Cottonwood Mill Rd Tunnel Hill, GA.

What is the asking price?

The asking price for this property is $295,000.

What are key features of this property?

This property features: Duplex configuration with two residential units; 1,516 square feet of property size; Located at 367 Old Cottonwood Mill Rd, Tunnel Hill, GA