All-Brick Duplex
For Sale
$500,000
686 Beckwith Street, Atlanta, GA 30314
All-brick duplex with two units, sold as-is, requiring full rehabilitation, and currently held under exempt status.
Property Size2,652 SF
Price / SF$188.54
Days on Market395
Property Features for 686 Beckwith Street
General Information
Standard status
Active
Size
2,652 SF
Property subtype
General Commercial
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,654
Amenities
3
Parking.
Paved Driveway, On Street.
9670.3203125
In City.
Building Details
Year Built
1932
Listing Agency:
The Thomas Agency of Georgia
(313) 516-7294
Listed By:
Aisha Thomas · License #356078
(313) 516-7294
Source:
Xome
Added: Jul 25, 2025
Changed: Aug 12
Last Checked: Aug 23 at 2:31AM
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 The Thomas Agency of Georgia
Investment Insights
Based on property information with market context.
686 Beckwith Ave SW is an all-brick duplex with two units, currently listed for sale on an as-is, where-is basis. The property requires a full rehabilitation, and prospective buyers should plan for extensive renovation.
According to the public remarks, the property is associated with commercial zoning, though it is currently zoned Exempt due to ownership. The building is entered at the buyer’s own risk.
As a duplex, the asset consists of two separate units within a single structure, offering a straightforward residential income configuration for an investor or owner-user able to complete the required rehab work consistent with the stated zoning status.
According to the public remarks, the property is associated with commercial zoning, though it is currently zoned Exempt due to ownership. The building is entered at the buyer’s own risk.
As a duplex, the asset consists of two separate units within a single structure, offering a straightforward residential income configuration for an investor or owner-user able to complete the required rehab work consistent with the stated zoning status.
Key Highlights
- All‑brick duplex with 2 units at 686 Beckwith Ave SW
- Commercial zoning; currently held under exempt status due to ownership
- Requires a full rehabilitation and is sold as‑is, where is
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
$31,577
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
6.32%
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%
$631,540
$631.5K
Cap Rate 7%
$451,100
$451.1K
Cap Rate 9%
$350,856
$350.9K
Market Conditions
NOI Build-Up for 2,652 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
$47.7K $18.00/SF
− Vacancy
−$2.6K −$0.99/SF
EGI
$45.1K $17.01/SF
− OpEx
−$13.5K −$5.10/SF
NOI
$31.6K $11.91/SF
Area
Atlanta, GA
Vacancy
5.50%
Lease Rate
$18.00 /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%
$631,540
Cap Rate 7%
$451,100
Cap Rate 9%
$350,856
Alternative Uses
Best Use
Multifamily LT 5
$451.1K
$394.7K – $526.3K
NOI $31,577 @ 7.0% cap · market cap 6.32%
Second Best
Apartment 5plus
$417.9K
$365.7K – $487.5K
NOI $29,252 @ 7.0% cap · market cap 5.85%
Theoretical Best
Office A
$741.3K
$648.7K – $864.9K
NOI $51,893 @ 7.0% cap · market cap 10.38%
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
1,760
Businesses Nearby
Explore this area
Business Placement
Demographics for 30314, GA
20,598
Population
9,900
Households
2.1
Avg Household Size
29
Median Age
30%
College-Educated
84%
High-School Grad
4.6 sq mi
ZIP Area
4,478
Density / Sq Mi
$36,870
Median Household Income
$24,810
Median Earnings
$991
Median Rent
$210,300
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - All-brick duplex with two units, sold as-is, requiring full rehabilitation, and currently held under exempt status.
Where is this duplex located?
The property is located at 686 Beckwith Street Atlanta, GA.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: All‑brick duplex with 2 units at 686 Beckwith Ave SW; Commercial zoning; currently held under exempt status due to ownership; Requires a full rehabilitation and is sold as‑is, where is
