Duplex With Two-Bedroom
For Sale
$399,900
3909 Roberts Road A/B, Martinez, GA 30907
Each unit spans two levels with a downstairs half bath and an upstairs full bath.
Property Size2,108 SF
Price / SF$189.71
Days on Market42
Property Features for 3909 Roberts Road A/B
General Information
Standard status
Active
Size
2,108 SF
Property subtype
Multi-Family
Building Details
Year Built
1984
Listing Agency:
VanderMorgan Realty
(706) 755-1482
Listed By:
Abbi Ashley · License #420733
Source:
Bradberrygarnerrealestate
Added: Jul 20
Changed: Aug 29
Last Checked: Aug 25 at 4:10AM
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 VanderMorgan Realty
Investment Insights
Based on property information with market context.
This duplex contains two separate units, each configured with two bedrooms and 1.5 bathrooms. The lower level includes the primary living area and a half bath, while both bedrooms and a full bathroom are positioned upstairs. The property has a stated size of 2,108 and was built in 1984.
Three additional duplexes are also available, providing the option to assemble four duplexes totaling eight units. Photos were taken before the current tenant occupancy.
Three additional duplexes are also available, providing the option to assemble four duplexes totaling eight units. Photos were taken before the current tenant occupancy.
Key Highlights
- Two units, each with 2 bedrooms and 1.5 bathrooms
- Two‑level layout with living area and half bath downstairs
- Both bedrooms and a full bath located upstairs in each unit
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
$20,673
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
5.17%
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%
$413,460
$413.5K
Cap Rate 7%
$295,329
$295.3K
Cap Rate 9%
$229,700
$229.7K
Market Conditions
NOI Build-Up for 2,108 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
$32.1K $15.24/SF
− Vacancy
−$2.6K −$1.23/SF
EGI
$29.5K $14.01/SF
− OpEx
−$8.9K −$4.20/SF
NOI
$20.7K $9.81/SF
Area
Columbia County, GA
Vacancy
8.07%
Lease Rate
$15.24 /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%
$413,460
Cap Rate 7%
$295,329
Cap Rate 9%
$229,700
Alternative Uses
Best Use
Multifamily LT 5
$295.3K
$258.4K – $344.6K
NOI $20,673 @ 7.0% cap · market cap 5.17%
Second Best
Apartment 5plus
$272.8K
$238.7K – $318.3K
NOI $19,095 @ 7.0% cap · market cap 4.77%
Theoretical Best
Office A
$665.4K
$582.2K – $776.3K
NOI $46,576 @ 7.0% cap · market cap 11.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
952
Businesses Nearby
Explore this area
Business Placement
Demographics for 30907, GA
50,964
Population
22,219
Households
2.3
Avg Household Size
39
Median Age
39%
College-Educated
91%
High-School Grad
24.1 sq mi
ZIP Area
2,115
Density / Sq Mi
$83,349
Median Household Income
$45,692
Median Earnings
$1,211
Median Rent
$232,000
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Each unit spans two levels with a downstairs half bath and an upstairs full bath.
Where is this duplex located?
The property is located at 3909 Roberts Road A/B Martinez, GA.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Two units, each with 2 bedrooms and 1.5 bathrooms; Two‑level layout with living area and half bath downstairs; Both bedrooms and a full bath located upstairs in each unit
