Two-Unit
For Sale
$449,000
8621 Ferguson Ave, Savannah, GA 31406
The property includes an owner-occupied front residence and a rented rear unit on a sizable residential parcel.
Property Size2,300 SF
Lot Size1.00 Acre
Price / SF$195.22
Days on Market32
Property Features for 8621 Ferguson Ave
General Information
Standard status
Active
Size
2,300 SF
Lot size
1.00 Acre
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1920
Listing Agency:
Epique Realty
(912) 844-9000
Listed By:
Ed Yannett · License #349501
Source:
Southeastgahomesearch
Added: Jul 30
Changed: Aug 28
Last Checked: Aug 29 at 11:56AM
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 Epique Realty
Investment Insights
Based on property information with market context.
This duplex property contains two residential units totaling 2,300 square feet on 1 acre. The front house is occupied by the owner, while the rear unit is rented, providing two distinct occupancy arrangements within the same property. The structure dates to 1920, and the property information notes recent improvements without specifying their scope.
The property is located at 8621 Ferguson Ave in Savannah, approximately 1/4 mile from downtown Sandfly. Walmart, Sam's Club, and The Isle of Hope School are described as a two-minute drive away. Sandfly offers a range of retail, dining, fitness, medical, pharmacy, convenience, and fuel options nearby.
The property is located at 8621 Ferguson Ave in Savannah, approximately 1/4 mile from downtown Sandfly. Walmart, Sam's Club, and The Isle of Hope School are described as a two-minute drive away. Sandfly offers a range of retail, dining, fitness, medical, pharmacy, convenience, and fuel options nearby.
Key Highlights
- Two residential units totaling 2,300 square feet
- 1‑acre property at 8621 Ferguson Ave, Savannah, GA 31406
- Front house is owner‑occupied; rear unit is rented
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
$24,387
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
5.43%
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%
$487,740
$487.7K
Cap Rate 7%
$348,386
$348.4K
Cap Rate 9%
$270,967
$271.0K
Market Conditions
NOI Build-Up for 2,300 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
$37.3K $16.20/SF
− Vacancy
−$2.4K −$1.05/SF
EGI
$34.8K $15.15/SF
− OpEx
−$10.5K −$4.54/SF
NOI
$24.4K $10.60/SF
Area
Savannah, GA
Vacancy
6.50%
Lease Rate
$16.20 /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%
$487,740
Cap Rate 7%
$348,386
Cap Rate 9%
$270,967
Alternative Uses
Best Use
Multifamily LT 5
$348.4K
$304.8K – $406.5K
NOI $24,387 @ 7.0% cap · market cap 5.43%
Second Best
Apartment 5plus
$323.1K
$282.7K – $376.9K
NOI $22,616 @ 7.0% cap · market cap 5.04%
Theoretical Best
Warehouse
$2.15M
$1.88M – $2.51M
NOI $150,465 @ 7.0% cap · market cap 33.51%
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
329
Businesses Nearby
Explore this area
Business Placement
Demographics for 31406, GA
34,579
Population
15,424
Households
2.2
Avg Household Size
39
Median Age
37%
College-Educated
93%
High-School Grad
26.2 sq mi
ZIP Area
1,320
Density / Sq Mi
$66,084
Median Household Income
$41,512
Median Earnings
$1,340
Median Rent
$260,800
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 - The property includes an owner-occupied front residence and a rented rear unit on a sizable residential parcel.
Where is this duplex located?
The property is located at 8621 Ferguson Ave Savannah, GA.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: Two residential units totaling 2,300 square feet; 1‑acre property at 8621 Ferguson Ave, Savannah, GA 31406; Front house is owner‑occupied; rear unit is rented
