Updated Duplex with
For Sale
$729,000
44 E 55th Street, Savannah, GA 31405
Residential Income, Savannah, GA
Property Size3,250 SF
Lot Size0.15 Acres
Price / SF$224.31
Days on Market102
Property Features for 44 E 55th Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Multi Family
Bedrooms
6
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 2, Bathroom 2, Bedroom 6, Bedroom 3, Bedroom 5, Bathroom 1, Bedroom 1, Bathroom 3, Bedroom 4
Parking features
Off Street
Patio and Porch features
Porch
Interior features
Fireplace
Exterior features
Balcony
Fencing
Fenced
Fireplace
1
Appliances
Some Electric Appliances, Dishwasher, Disposal, Gas Water Heater, Microwave, Oven, Dryer, Washer
Lot features
Interior Lot
Directions
Victory Drive to Abercorn, turn left south to 55th street, turn right. Property on right.
Standard status
Active
APN
2009412018
Size
3,250 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Description
100 & 101 SUGDEN WD
Legal Description
100 & 101 SUGDEN WD
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central, Natural Gas
Cooling system
Electric, Central Air
Water source
Public
Amenities
front porches
screened porch
laundry room
central air
off-street parking
Building Details
Year built
1921
Floors in Building
2
Number of units
2
Flooring type
Hardwood
Architectural style
Colonial
Listing Agency:
Engel & Volkers
(912) 238-0874
Listed By:
Robert Evangelista · License #432196
(617) 571-2906
Added: Jun 22
Changed: Sep 18
Last Checked: Oct 1 at 11:06PM
MLS# SA358850
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.
This Colonial duplex at 44 E 55th Street in Savannah contains 3,250 square feet on a 0.149-acre lot. Built in 1921, the property includes two three-bedroom residences with hardwood flooring, fireplaces, front porches, and off-street rear parking. Both units were vacant as of September 1.
Recent work includes a new roof, a new HVAC system serving Unit 46, a screened porch at Unit 44, replacement rear stairs, renovated front concrete steps, and fresh interior paint. Unit 44 includes a remodeled bathroom plus a newer washer and dryer. Unit 46 has a newer refrigerator and dishwasher, re-grouted kitchen tile, and replaced floor vents. Additional features include renovated kitchen and laundry areas, central air systems, gas water heating, public water and sewer, and a fenced exterior.
Recent work includes a new roof, a new HVAC system serving Unit 46, a screened porch at Unit 44, replacement rear stairs, renovated front concrete steps, and fresh interior paint. Unit 44 includes a remodeled bathroom plus a newer washer and dryer. Unit 46 has a newer refrigerator and dishwasher, re-grouted kitchen tile, and replaced floor vents. Additional features include renovated kitchen and laundry areas, central air systems, gas water heating, public water and sewer, and a fenced exterior.
Key Highlights
- Two 3‑bedroom residences within a 3,250‑square‑foot duplex
- 0.149‑acre lot in Savannah’s Ardsley Park neighborhood
- New roof and new HVAC system for Unit 46
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
$34,459
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
4.73%
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%
$689,180
$689.2K
Cap Rate 7%
$492,271
$492.3K
Cap Rate 9%
$382,878
$382.9K
Market Conditions
NOI Build-Up for 3,250 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
$52.7K $16.20/SF
− Vacancy
−$3.4K −$1.05/SF
EGI
$49.2K $15.15/SF
− OpEx
−$14.8K −$4.54/SF
NOI
$34.5K $10.60/SF
Area
Savannah, GA
Vacancy
6.50%
Lease Rate
$16.20 /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%
$689,180
Cap Rate 7%
$492,271
Cap Rate 9%
$382,878
Alternative Uses
Best Use
Multifamily LT 5
$492.3K
$430.7K – $574.3K
NOI $34,459 @ 7.0% cap · market cap 4.73%
Second Best
Apartment 5plus
$456.5K
$399.5K – $532.6K
NOI $31,957 @ 7.0% cap · market cap 4.38%
Theoretical Best
Warehouse
$3.04M
$2.66M – $3.54M
NOI $212,613 @ 7.0% cap · market cap 29.17%
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
541
Businesses Nearby
Explore this area
Business Placement
Demographics for 31405, GA
38,069
Population
16,809
Households
2.3
Avg Household Size
36
Median Age
35%
College-Educated
90%
High-School Grad
31.2 sq mi
ZIP Area
1,220
Density / Sq Mi
$62,123
Median Household Income
$35,836
Median Earnings
$1,431
Median Rent
$304,800
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two vacant residences offer hardwood interiors, off-street parking, and a range of recent system and finish improvements.
Where is this duplex located?
The property is located at 44 E 55th Street Savannah, GA.
What is the asking price?
The asking price for this property is $729,000.
What are key features of this property?
This property features: Two 3‑bedroom residences within a 3,250‑square‑foot duplex; 0.149‑acre lot in Savannah’s Ardsley Park neighborhood; New roof and new HVAC system for Unit 46
