Wood-Sided
For Sale
$239,000
814 Welch Street SW, Atlanta, GA 30310
Residential Income, Atlanta, GA
Property Size1,856 SF
Lot Size0.14 Acres
Price / SF$128.77
Days on Market36
Property Features for 814 Welch Street SW
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
Off Street
Fireplace
1
Subdivision
Pittsburgh
Elementary school
Gideons
Middle school
Sylvan Hills
High school
Carver
Directions
Exit on 85, to Pryor st, turn left onto GA-54 University ave, turn right onto McDaniel st, turn left onto Rockwell st, turn right onto Welch st.
Standard status
Active
APN
14 008600070845
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
25
Tax Annual Amount
3628
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Window Unit(s)
Water source
Public
Building Details
Year built
1920
Floors in Building
1
Number of units
2
Building materials
Wood Siding
Listing Agency:
Charles Lawrence Realty
(404) 699-0260
Listed By:
Joe Wilcots · License #354012
(404) 720-4599
Added: Jul 31
Changed: Aug 19
Last Checked: Sep 4 at 12:06PM
MLS# 10818546
Copyright © 2026 Georgia Multiple Listing Service. 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 wood-sided duplex contains 1,856 square feet across two residential units, with each unit configured with 3 bedrooms and 1 bathroom. Built in 1920, the property includes a fireplace, natural-gas heating, and window-unit cooling. Off-street parking supports the two-unit layout.
The 5,900-square-foot lot is served by public water and public sewer. Located in Atlanta’s 30310 ZIP code, the property provides an established multifamily configuration with separate residential living areas and practical utility access.
The 5,900-square-foot lot is served by public water and public sewer. Located in Atlanta’s 30310 ZIP code, the property provides an established multifamily configuration with separate residential living areas and practical utility access.
Key Highlights
- 1,856‑square‑foot duplex with two residential units
- Each unit includes 3 bedrooms and 1 bathroom
- 5,900‑square‑foot lot
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
$20,472
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
8.57%
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%
$409,440
$409.4K
Cap Rate 7%
$292,457
$292.5K
Cap Rate 9%
$227,467
$227.5K
Market Conditions
NOI Build-Up for 1,856 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
$39.0K $21.00/SF
− Vacancy
−$1.8K −$0.95/SF
EGI
$37.2K $20.06/SF
− OpEx
−$16.7K −$9.02/SF
NOI
$20.5K $11.03/SF
Area
Atlanta, GA
Vacancy
4.50%
Lease Rate
$21.00 /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%
$409,440
Cap Rate 7%
$292,457
Cap Rate 9%
$227,467
Alternative Uses
Best Use
Multifamily LT 5
$315.7K
$276.2K – $368.3K
NOI $22,099 @ 7.0% cap · market cap 9.25%
Second Best
Apartment 5plus
$292.5K
$255.9K – $341.2K
NOI $20,472 @ 7.0% cap · market cap 8.57%
Theoretical Best
Office A
$518.8K
$454.0K – $605.3K
NOI $36,318 @ 7.0% cap · market cap 15.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,424
Businesses Nearby
Explore this area
Business Placement
Demographics for 30310, GA
27,365
Population
14,033
Households
2
Avg Household Size
37
Median Age
34%
College-Educated
88%
High-School Grad
8.6 sq mi
ZIP Area
3,182
Density / Sq Mi
$45,542
Median Household Income
$36,726
Median Earnings
$1,099
Median Rent
$295,800
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 - Two residential units offer matching three-bedroom, one-bath layouts with off-street parking.
Where is this duplex located?
The property is located at 814 Welch Street SW Atlanta, GA.
What is the asking price?
The asking price for this property is $239,000.
What are key features of this property?
This property features: 1,856‑square‑foot duplex with two residential units; Each unit includes 3 bedrooms and 1 bathroom; 5,900‑square‑foot lot
