Building Details

Year Built 1979

Listing Agency: Keller Williams Clarksville m***@gmail.com Show Phone

Listed By: Mandy Parker · License #359374

Source: Crexi

Added: Mar 4 Changed: Aug 8 Last Checked: Aug 28 at 12:34PM

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Investment Insights

Based on property information with market context.

This income-producing duplex is located in a prime location. Both units are leased with updated one-year leases in place. One unit has been recently renovated with new flooring, fresh paint, an updated kitchen, and a mini-split HVAC. The exterior has also been freshly painted. The property includes a third septic tank, previously used for a mobile home, opening the door for a potential third unit. There's a peaceful green space behind the duplex.

Key Highlights

• High Cap Rate: 13.6% cap rate indicates strong cash flow potential.
• Immediate Income: Both units are currently leased with updated one‑year leases, providing steady income from day one.
• Potential for Expansion: Includes a third septic tank, offering the possibility of adding a third unit.

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

$16,723

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

6.97%

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%

$334,460 $334.5K

Cap Rate 7%

$238,900 $238.9K

Cap Rate 9%

$185,811 $185.8K

Market Conditions

NOI Build-Up for 2,505 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

$25.6K $10.20/SF

− Vacancy

−$1.7K −$0.66/SF

EGI

$23.9K $9.54/SF

− OpEx

−$7.2K −$2.86/SF

NOI

$16.7K $6.68/SF

Area

Floyd County, GA

Vacancy

6.50%

Lease Rate

$10.20 /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%

$334,460

Cap Rate 7%

$238,900

Cap Rate 9%

$185,811

Alternative Uses

Best Use

Multifamily LT 5

$238.9K

$209.0K – $278.7K (±1% cap)

NOI $16,723 @ 7.0% cap · market cap 6.97%

Second Best

Apartment 5plus

$215.4K

$188.4K – $251.3K (±1% cap)

NOI $15,075 @ 7.0% cap · market cap 6.28%

Theoretical Best

Healthcare Medical

$415.1K

$363.2K – $484.3K (±1% cap)

NOI $29,056 @ 7.0% cap · market cap 12.11%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Duplexes

Suggested Use

Top Pick Big Box & Wholesale Store Building Supply Auto Repair Shop

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

6

Businesses Nearby

Explore this area Business Placement

Demographics for 30105, GA

2,283

Population

1,000

Households

2.3

Avg Household Size

47

Median Age

23%

College-Educated

87%

High-School Grad

54.4 sq mi

ZIP Area

42

Density / Sq Mi

$80,125

Median Household Income

$41,702

Median Earnings

$582

Median Rent

$281,800

Median Home Value

Market

Vacancy Rate% for Multifamily in South region

8.5% 2022

10.2% 2023

11.4% 2024

11.3% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Duplex - Well-maintained duplex with updated leases and potential for expansion.

Where is this duplex located?

The property is located at 4494 Old Summerville Rd Armuchee, GA.

What is the asking price?

The asking price for this property is $239,900.

What are key features of this property?

This property features: High Cap Rate: 13.6% cap rate indicates **strong cash flow potential**.; Immediate Income: Both units are currently leased with updated one‑year leases, providing steady income from day one.; Potential for Expansion: Includes a third septic tank, offering the possibility of adding a third unit.