Two-Unit Farmhouse-Style
For Sale
$419,900
401 W Forest Ave, North Augusta, SC 29841
Historic duplex with separate entrances, flexible layouts, private outdoor space, and detailed interior finishes.
Property Size3,440 SF
Price / SF$122.06
Days on Market40
Property Features for 401 W Forest Ave
General Information
Standard status
Active
Size
3,440 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR/2BA, 1 x 2BR/1BA
Multifamily Units
2
Amenities
chicken coop
wraparound porch
fenced backyard
deck
Building Details
Year Built
1907
Buildings
1
Stories
2
Construction
farmhouse-style
Listing Agency:
Dogwood Real Estate, LLC
(706) 832-5678
Listed By:
Andrea Johnson · License #246700
Source:
Bradberrygarnerrealestate
Added: Jul 21
Changed: Aug 29
Last Checked: Aug 29 at 11:56AM
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 Dogwood Real Estate, LLC
Investment Insights
Based on property information with market context.
Built in 1907, this approximately 3,440-square-foot duplex combines a farmhouse-style exterior with two distinct residential units. The main-level unit includes three bedrooms, two full bathrooms, spacious living areas, a kitchen with island seating, laundry space, and direct access to a fenced backyard and deck. The second unit has its own outdoor entrance, kitchen, living room, bathroom, and laundry area, with additional flexible room configurations described in the property details. Interior features include original hardwood floors, upgraded flooring, crown molding, wainscoting, ornate door frames, built-in shelving, and a farmhouse-style sink.
The property occupies a corner lot with a wraparound porch, backyard, deck, and chicken coop. It is located minutes from downtown North Augusta, SRP Park, the Greenway, shopping, dining, and major employers. The separate-unit arrangement supports duplex use, while the property’s room layouts and private entrances provide flexibility for occupancy and management.
The property occupies a corner lot with a wraparound porch, backyard, deck, and chicken coop. It is located minutes from downtown North Augusta, SRP Park, the Greenway, shopping, dining, and major employers. The separate-unit arrangement supports duplex use, while the property’s room layouts and private entrances provide flexibility for occupancy and management.
Key Highlights
- Two‑unit duplex totaling approximately 3,440 square feet
- 1907 construction with farmhouse‑style architecture and historic interior details
- Main‑level unit includes 3 bedrooms and 2 full bathrooms
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
$31,243
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
7.44%
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%
$624,860
$624.9K
Cap Rate 7%
$446,329
$446.3K
Cap Rate 9%
$347,144
$347.1K
Market Conditions
NOI Build-Up for 3,440 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
$47.5K $13.80/SF
− Vacancy
−$2.8K −$0.83/SF
EGI
$44.6K $12.97/SF
− OpEx
−$13.4K −$3.89/SF
NOI
$31.2K $9.08/SF
Area
Aiken County, SC
Vacancy
5.98%
Lease Rate
$13.80 /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%
$624,860
Cap Rate 7%
$446,329
Cap Rate 9%
$347,144
Alternative Uses
Best Use
Multifamily LT 5
$446.3K
$390.5K – $520.7K
NOI $31,243 @ 7.0% cap · market cap 7.44%
Second Best
Apartment 5plus
$389.0K
$340.4K – $453.8K
NOI $27,230 @ 7.0% cap · market cap 6.48%
Theoretical Best
Office A
$663.1K
$580.2K – $773.6K
NOI $46,415 @ 7.0% cap · market cap 11.05%
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
435
Businesses Nearby
Explore this area
Business Placement
Demographics for 29841, SC
32,919
Population
16,474
Households
2
Avg Household Size
40
Median Age
32%
College-Educated
93%
High-School Grad
31.9 sq mi
ZIP Area
1,032
Density / Sq Mi
$72,811
Median Household Income
$46,447
Median Earnings
$1,050
Median Rent
$186,000
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 - Historic duplex with separate entrances, flexible layouts, private outdoor space, and detailed interior finishes.
Where is this duplex located?
The property is located at 401 W Forest Ave North Augusta, SC.
What is the asking price?
The asking price for this property is $419,900.
What are key features of this property?
This property features: Two‑unit duplex totaling approximately 3,440 square feet; 1907 construction with farmhouse‑style architecture and historic interior details; Main‑level unit includes 3 bedrooms and 2 full bathrooms
