Two-Unit
For Sale
$175,000
4 Montclair Court, Columbus, GA 31907
Residential Income, Columbus, GA
Property Size1,918 SF
Lot Size0.26 Acres
Price / SF$91.24
Days on Market14
Property Features for 4 Montclair Court
General Information
Property type
Residential Multi Family
Property subtype
Other
Directions
Heat South On I-185 To St. Mary's Rd. Take Exit 3 From I-185 S. Continue On St. Mary's Rd, Take Leary Ave. To Montclair Ct. Property Is On The Rt.
Subdivision
Muscogee
Standard status
Active
APN
088027078
Size
1,918 SF
Lot size
0.26 Acres
Building Details
Year built
1984
Number of units
2
Flooring type
Laminate
Building materials
Block
Listing Agency:
Coldwell Banker / Kennon, Parker, Duncan & Davis · Coldwell Banker Real Estate
(706) 256-1000
Listed By:
Lamar Fields · License #266466
(706) 593-8077
Added: Aug 17
Changed: Aug 26
Last Checked: Aug 30 at 8:06PM
MLS# 233648
Copyright © 2026 Columbus Board of Realtors (GA). 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.
This 1918-square-foot duplex contains two separate units, each with two bedrooms and 1.5 bathrooms. Both residences feature private entrances, laminate flooring, and functional living areas. The building was constructed in 1984 with block construction. One unit is leased, while the other is vacant and ready for occupancy or leasing.
The property occupies 0.26 acres at 4 Montclair Court in Columbus, Georgia. Its two-unit configuration offers flexibility for an owner seeking a residence alongside a leased unit or for an investor operating a small residential income property.
The property occupies 0.26 acres at 4 Montclair Court in Columbus, Georgia. Its two-unit configuration offers flexibility for an owner seeking a residence alongside a leased unit or for an investor operating a small residential income property.
Key Highlights
- Two units, each with 2 bedrooms and 1.5 bathrooms
- 1918 square feet of building area on 0.26 acres
- One unit leased; the second unit is vacant
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
$15,387
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
8.79%
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%
$307,740
$307.7K
Cap Rate 7%
$219,814
$219.8K
Cap Rate 9%
$170,967
$171.0K
Market Conditions
NOI Build-Up for 1,918 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
$29.9K $15.60/SF
− Vacancy
−$1.9K −$1.01/SF
EGI
$28.0K $14.59/SF
− OpEx
−$12.6K −$6.56/SF
NOI
$15.4K $8.02/SF
Area
Columbus, GA
Vacancy
6.50%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
45.00%
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%
$307,740
Cap Rate 7%
$219,814
Cap Rate 9%
$170,967
Alternative Uses
Best Use
Multifamily LT 5
$248.4K
$217.3K – $289.8K
NOI $17,385 @ 7.0% cap · market cap 9.93%
Second Best
Apartment 5plus
$219.8K
$192.3K – $256.5K
NOI $15,387 @ 7.0% cap · market cap 8.79%
Theoretical Best
Office A
$429.2K
$375.5K – $500.7K
NOI $30,041 @ 7.0% cap · market cap 17.17%
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
213
Businesses Nearby
Explore this area
Business Placement
Demographics for 31907, GA
60,557
Population
25,710
Households
2.4
Avg Household Size
37
Median Age
23%
College-Educated
91%
High-School Grad
23.8 sq mi
ZIP Area
2,544
Density / Sq Mi
$52,620
Median Household Income
$33,726
Median Earnings
$1,103
Median Rent
$142,000
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 - Block construction, private entrances, and a practical layout support residential income use in Columbus.
Where is this duplex located?
The property is located at 4 Montclair Court Columbus, GA.
What is the asking price?
The asking price for this property is $175,000.
What are key features of this property?
This property features: Two units, each with 2 bedrooms and 1.5 bathrooms; 1918 square feet of building area on 0.26 acres; One unit leased; the second unit is vacant
