Historic Apartment Building with Carriage
New
For Sale
$995,000
836 E Henry St, Savannah, GA 31401
Two residential structures provide varied layouts, shared laundry, porches, and a large courtyard in Downtown Savannah.
Property Size5,188 SF
Price / SF$191.79
Days on Market6
Property Features for 836 E Henry St
General Information
Standard status
Active
Size
5,188 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 1BR/1BA, 1 x 3BR/1BA, 1 x studio, 1 x 1BR/1BA
Multifamily Units
5
Amenities
shared on-site laundry
multiple porches
large courtyard
Building Details
Year Built
1900
Buildings
2
Construction
Victorian
Listing Agency:
Seabolt Real Estate
Listed By:
Justin R. Hart · License #344334
(323) 236-3715
Source:
Myhomesearchtriangle
Added: Sep 10
Changed: Sep 14
Last Checked: Sep 15 at 12:09PM
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 Seabolt Real Estate
Investment Insights
Based on property information with market context.
This 5,188-square-foot multifamily property, built in 1900, includes five residential units across a Victorian main house and a separate carriage house. The primary residence contains two one-bedroom, one-bath units at ground level and a three-bedroom, one-bath unit above. The carriage house adds a studio on the first floor and a one-bedroom, one-bath unit upstairs. Shared laundry, multiple porches, and a large courtyard serve the property.
The property is located at 836 E Henry St in Downtown Savannah, GA 31401, on a corner lot near Forsyth Park. Its two-building configuration and mix of unit layouts create a distinct residential income property profile within a historic urban setting.
The property is located at 836 E Henry St in Downtown Savannah, GA 31401, on a corner lot near Forsyth Park. Its two-building configuration and mix of unit layouts create a distinct residential income property profile within a historic urban setting.
Key Highlights
- Five‑unit multifamily property totaling 5,188 SF
- Built in 1900 with a Victorian main house and separate carriage house
- Main house includes two 1BR/1BA units and one 3BR/1BA 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
$51,013
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
5.13%
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%
$1,020,260
$1.0M
Cap Rate 7%
$728,757
$728.8K
Cap Rate 9%
$566,811
$566.8K
Market Conditions
NOI Build-Up for 5,188 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
$99.0K $19.08/SF
− Vacancy
−$6.2K −$1.20/SF
EGI
$92.8K $17.88/SF
− OpEx
−$41.7K −$8.05/SF
NOI
$51.0K $9.83/SF
Area
Savannah, GA
Vacancy
6.30%
Lease Rate
$19.08 /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%
$1,020,260
Cap Rate 7%
$728,757
Cap Rate 9%
$566,811
Alternative Uses
Best Use
Apartment 5plus
$728.8K
$637.7K – $850.2K
NOI $51,013 @ 7.0% cap · market cap 5.13%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$4.85M
$4.24M – $5.66M
NOI $339,397 @ 7.0% cap · market cap 34.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
5
Residential units
Location Intelligence
Trade Area within ½ mile
740
Businesses Nearby
Explore this area
Business Placement
Demographics for 31401, GA
22,927
Population
11,832
Households
1.9
Avg Household Size
28
Median Age
48%
College-Educated
91%
High-School Grad
3.4 sq mi
ZIP Area
6,743
Density / Sq Mi
$50,182
Median Household Income
$27,309
Median Earnings
$1,428
Median Rent
$477,600
Median Home Value
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Apartment building - Two residential structures provide varied layouts, shared laundry, porches, and a large courtyard in Downtown Savannah.
Where is this apartment building located?
The property is located at 836 E Henry St Savannah, GA.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Five‑unit multifamily property totaling 5,188 SF; Built in 1900 with a Victorian main house and separate carriage house; Main house includes two 1BR/1BA units and one 3BR/1BA unit
