Multifamily Portfolio in Columbus,
For Sale
$10,400,000
4770 Milgen Road, Columbus, GA 31907
Four-property, 148-unit multifamily portfolio in Columbus, Georgia for sale.
Property Size51,912 SF
Days on Market146
Property Features for 4770 Milgen Road
General Information
Standard status
Active
Size
51,912 SF
Property subtype
Multifamily
Building Details
Building Size
51,912 SF
Listed By:
Troy Reynolds · License #GA #337970
(706) 616-3400
Source:
G2cre
Added: Apr 15
Changed: Aug 26
Last Checked: Sep 7 at 5:47AM
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 Troy Reynolds
Investment Insights
Based on property information with market context.
A four-property, 148-unit multifamily portfolio located entirely within Columbus, Georgia, is available for purchase. The portfolio generated $769,574 in Net Operating Income in 2025 with a current occupancy of 95.9%, reflecting a going-in cap rate of 7.59%. Offered at $10,000,000 ($67,568 per unit), this portfolio represents an opportunity to acquire a stabilized, income-producing multifamily portfolio in one of the Southeast’s markets.
Key Highlights
- Stabilized, income‑producing multifamily portfolio.
- Located in Columbus, Georgia, a resilient and employer‑anchored market.
- Portfolio generated $769,574 in Net Operating Income in 2025.
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
$416,454
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
4.00%
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%
$8,329,080
$8.3M
Cap Rate 7%
$5,949,343
$5.9M
Cap Rate 9%
$4,627,267
$4.6M
Market Conditions
NOI Build-Up for 51,912 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
$809.8K $15.60/SF
− Vacancy
−$52.6K −$1.01/SF
EGI
$757.2K $14.59/SF
− OpEx
−$340.7K −$6.56/SF
NOI
$416.5K $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%
$8,329,080
Cap Rate 7%
$5,949,343
Cap Rate 9%
$4,627,267
Alternative Uses
Best Use
Apartment 5plus
$5.95M
$5.21M – $6.94M
NOI $416,454 @ 7.0% cap · market cap 4.00%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$11.62M
$10.16M – $13.55M
NOI $813,076 @ 7.0% cap · market cap 7.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
247
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?
Apartment building - Four-property, 148-unit multifamily portfolio in Columbus, Georgia for sale.
Where is this apartment building located?
The property is located at 4770 Milgen Road Columbus, GA.
What is the asking price?
The asking price for this property is $10,400,000.
What are key features of this property?
This property features: Stabilized, income‑producing multifamily portfolio.; Located in Columbus, Georgia, a resilient and employer‑anchored market.; Portfolio generated $769,574 in Net Operating Income in 2025.
