Tenant-Occupied Duplex with
For Sale
$759,900
44 E 55th Street, Savannah, GA 31405
MULTI_FAMILY - Colonial - Savannah, GA
Property Size3,250 SF
Lot Size0.15 Acres
Price / SF$233.82
Days on Market57
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 5, Bedroom 2, Bedroom 6, Bedroom 4, Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 3
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
Central Air, Electric
Water source
Public
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: Aug 14
Last Checked: Aug 17 at 5:06PM
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 duplex includes two spacious 3-bedroom residences, each with hardwood floors throughout and an inviting front porch. The property provides off-street parking in the rear and has seen multiple recent upgrades, including a new roof, a new HVAC system for Unit 46, and a screened porch addition for Unit 44. Additional improvements include new rear stairs, renovated concrete front steps, fresh interior paint in both units, and a bathroom remodel in Unit 44. Within the last year, Unit 44 added a new washer and dryer, while Unit 46 added a new refrigerator and dishwasher, along with replacement of all floor vents and re-grouted kitchen tile.
Both units are currently tenant-occupied and leased. Furniture upstairs is negotiable, and both leases are due for renewal with rent increase potential noted in the remarks.
The property is situated on a 0.149-acre lot and is listed as a residential income duplex for sale.
Both units are currently tenant-occupied and leased. Furniture upstairs is negotiable, and both leases are due for renewal with rent increase potential noted in the remarks.
The property is situated on a 0.149-acre lot and is listed as a residential income duplex for sale.
Key Highlights
- Duplex built in 1921 with a Colonial architectural style and tenant‑occupied 3‑bedroom residences
- Leased for $2,400 per month; both units are due for renewal with significant rent increase
- Hardwood flooring throughout both units plus fireplace and screened/covered porch space
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
4.53%
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 4.53%
Second Best
Apartment 5plus
$456.5K
$399.5K – $532.6K
NOI $31,957 @ 7.0% cap · market cap 4.21%
Theoretical Best
Warehouse
$3.04M
$2.66M – $3.54M
NOI $212,613 @ 7.0% cap · market cap 27.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
559
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
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 - Duplex with two 3-bedroom units, front porches, and rear off-street parking, both currently tenant-occupied.
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 $759,900.
What are key features of this property?
This property features: Duplex built in 1921 with a Colonial architectural style and tenant‑occupied 3‑bedroom residences; Leased for $2,400 per month; both units are due for renewal with significant rent increase; Hardwood flooring throughout both units plus fireplace and screened/covered porch space
