Renovated Duplex
New
For Sale
$95,000
825 Cotton Avenue, Albany, GA 31701
Residential Income, Albany, GA
Property Size1,015 SF
Lot Size0.15 Acres
Price / SF$93.60
Days on Market7
Property Features for 825 Cotton Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Subdivision
Carver Park
Elementary school
Martin Luther King Jr
Middle school
Radium Springs
High school
Monroe
Directions
From downtown Albany, take E Oglethorpe Blvd toward Carver Park. Turn onto Cotton Ave;
Standard status
Active
APN
000HH/00005/008
Lot size
0.15 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
362
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1950
Floors in Building
1
Number of units
2
Building materials
Stucco
Listing Agency:
Cross Creek Realty · Century 21 Real Estate
(404) 355-2833
Listed By:
Allen F Breland · License #322353
(470) 370-5396
Added: Aug 26
Changed: Aug 28
Last Checked: Sep 1 at 5:06AM
MLS# 10833624
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 duplex at 825 Cotton Avenue contains two rentable units within approximately 1,015 square feet. Built in 1950, the property includes four bedrooms and two full baths, along with a crawl/masonry foundation and metal roof. Improvements include a new roof, replacement windows documented by a closed 2023 permit, updated tile, remodeled kitchens and bathrooms, and fresh interior paint.
The property is tenant-occupied and offered with showings by appointment only. It is connected to public water and public sewer and sits on approximately 0.15 acres in Albany, Georgia. The duplex is also included in a fully occupied portfolio of 8 properties totaling 9 units, with individual sale subject to the seller’s discretion.
The property is tenant-occupied and offered with showings by appointment only. It is connected to public water and public sewer and sits on approximately 0.15 acres in Albany, Georgia. The duplex is also included in a fully occupied portfolio of 8 properties totaling 9 units, with individual sale subject to the seller’s discretion.
Key Highlights
- Two rentable units in one duplex property
- Approximately 1,015 total square feet with four bedrooms and two full baths
- Built in 1950 on approximately 0.15 acres
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
$6,704
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
7.06%
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%
$134,080
$134.1K
Cap Rate 7%
$95,771
$95.8K
Cap Rate 9%
$74,489
$74.5K
Market Conditions
NOI Build-Up for 1,015 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
$10.4K $10.20/SF
− Vacancy
−$776 −$0.77/SF
EGI
$9.6K $9.44/SF
− OpEx
−$2.9K −$2.83/SF
NOI
$6.7K $6.60/SF
Area
Dougherty County, GA
Vacancy
7.50%
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%
$134,080
Cap Rate 7%
$95,771
Cap Rate 9%
$74,489
Alternative Uses
Best Use
Multifamily LT 5
$95.8K
$83.8K – $111.7K
NOI $6,704 @ 7.0% cap · market cap 7.06%
Second Best
Apartment 5plus
$88.8K
$77.7K – $103.6K
NOI $6,217 @ 7.0% cap · market cap 6.54%
Theoretical Best
Office A
$199.8K
$174.8K – $233.1K
NOI $13,983 @ 7.0% cap · market cap 14.72%
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
658
Businesses Nearby
Explore this area
Business Placement
Demographics for 31701, GA
18,133
Population
9,535
Households
1.9
Avg Household Size
39
Median Age
17%
College-Educated
81%
High-School Grad
21.2 sq mi
ZIP Area
855
Density / Sq Mi
$32,902
Median Household Income
$31,489
Median Earnings
$812
Median Rent
$97,400
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 rentable units share one structure with remodeled kitchens, bathrooms, tile, paint, and replacement windows.
Where is this duplex located?
The property is located at 825 Cotton Avenue Albany, GA.
What is the asking price?
The asking price for this property is $95,000.
What are key features of this property?
This property features: Two rentable units in one duplex property; Approximately 1,015 total square feet with four bedrooms and two full baths; Built in 1950 on approximately 0.15 acres
