Two-Unit Duplex
For Sale
$399,900
3909 Roberts Road, Martinez, GA 30907
Residential Income, Martinez, GA
Property Size2,108 SF
Lot Size0.23 Acres
Price / SF$189.71
Days on Market92
Property Features for 3909 Roberts Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
c-2
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Half bathrooms
2
Rooms
Bedroom 1, Bathroom 3, Bathroom 4, Bathroom 1, Bedroom 4, Bedroom 2, Bathroom 2, Bedroom 3
Patio and Porch features
Deck
Interior features
Pantry
Appliances
Electric Oven, Refrigerator, Dishwasher
Subdivision
Not In Subdivision
Elementary school
South Columbia
Middle school
Lakeside
High school
Lakeside
Directions
From Old Evans Rd turn onto Roberts Rd. Duplex located on the right.
Standard status
Active
APN
078c140
Size
2,108 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
6514, 055
Legal Description
6514, 055
Utilities
Utilities
Water Available
Sewer type
Public Sewer
Heating system
Electric (Heating), Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1984
Floors in Building
2
Number of units
2
Building materials
Vinyl Siding, Wood Frame
Roof type
Composition
Listing Agency:
VanderMorgan Realty
(706) 627-2726
Listed By:
Abbi Ashley · License #420733
(706) 755-1482
Added: Jun 16
Changed: Sep 12
Last Checked: Sep 15 at 10:06PM
MLS# 100582004
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.
Located at 3909 Roberts Road in Martinez, Georgia, this duplex contains two residential units within a 2,108-square-foot property built in 1984. Each unit includes two bedrooms and 1.5 bathrooms, with the primary living space and half bath on the lower level and both bedrooms plus a full bath upstairs.
The property sits on 0.23 acres and carries c-2 zoning. Public water and public sewer serve the property, with water available through the existing utility setup. Building features include vinyl siding, wood-frame construction, a composition roof, central air, electric forced-air heating, and a deck. Interior and appliance features include a pantry, electric oven, refrigerator, and dishwasher. Three additional duplexes are also available, with the combined offering comprising four duplexes and eight units.
The property sits on 0.23 acres and carries c-2 zoning. Public water and public sewer serve the property, with water available through the existing utility setup. Building features include vinyl siding, wood-frame construction, a composition roof, central air, electric forced-air heating, and a deck. Interior and appliance features include a pantry, electric oven, refrigerator, and dishwasher. Three additional duplexes are also available, with the combined offering comprising four duplexes and eight units.
Key Highlights
- Two residential units, each with 2 bedrooms and 1.5 bathrooms
- 2,108 square feet on a 0.23‑acre lot
- Built in 1984 with vinyl siding and wood‑frame construction
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
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Current Use
Lease Details
2
Residential units
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Each unit provides two bedrooms, 1.5 bathrooms, and a split-level living arrangement.
Where is this duplex located?
The property is located at 3909 Roberts Road 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 residential units, each with 2 bedrooms and 1.5 bathrooms; 2,108 square feet on a 0.23‑acre lot; Built in 1984 with vinyl siding and wood‑frame construction
