Two-Unit Duplex with Private
For Sale
$175,000
4 , Columbus, GA 31907
Separate access serves both residences, each with a practical two-bedroom, one-and-a-half-bath layout.
Property Size1,984 SF
Price / SF$91.24
Days on Market57
Property Features for 4
General Information
Standard status
Active
Size
1,984 SF
Property subtype
Commercial
Units
Unit Mix
2 x 2BR/1.5BA
Multifamily Units
2
Amenities
0.26 acres, Level
Public Sewer
Parcel Number: 088 027 078, Annual Amount: $1,803, Year: 2025
Central Air, Electric
Central, Electric
Listing ID: 10829817, Standard Status: Active, MLS Status: Active, On market as of 2026-08-10, 24 days on market
Paved
Built in 1984, Construction Materials: Block
County/Parish: Muscogee
Resale
Electricity Available, Sewer Available, Water Available, Water Source: Public
Close Of Escrow
Building Details
Building Size
1,984 SF
Year Built
1984
Listing Agency:
Coldwell Banker Kennon & Parker
(706) 256-1000
Listed By:
Lamar Fields · License #266466
(706) 593-8077
Source:
Blackstreaminternational
Added: Aug 10
Changed: Oct 4
Last Checked: Oct 4 at 10:00AM
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 Coldwell Banker Kennon & Parker
Investment Insights
Based on property information with market context.
This duplex in Columbus, Georgia, contains 1,918 square feet arranged as two residential units. Each unit includes two bedrooms, one-and-a-half bathrooms, separate entry access, and a functional living layout. The property was built in 1984 and is zoned RMF1.
One unit is currently leased, while the other is vacant and available for occupancy or leasing. The two-unit configuration provides flexibility for an owner-occupant or investor, subject to applicable requirements. The property is located at 4 Montclair Court in Columbus, GA 31907.
One unit is currently leased, while the other is vacant and available for occupancy or leasing. The two-unit configuration provides flexibility for an owner-occupant or investor, subject to applicable requirements. The property is located at 4 Montclair Court in Columbus, GA 31907.
Key Highlights
- Two‑unit duplex totaling 1,918 square feet
- Each unit has 2 bedrooms and 1.5 bathrooms
- Private entrances provide separate access to both units
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
$15,387
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
8.79%
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%
$307,740
$307.7K
Cap Rate 7%
$219,814
$219.8K
Cap Rate 9%
$170,967
$171.0K
Market Conditions
NOI Build-Up for 1,918 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
$29.9K $15.60/SF
− Vacancy
−$1.9K −$1.01/SF
EGI
$28.0K $14.59/SF
− OpEx
−$12.6K −$6.56/SF
NOI
$15.4K $8.02/SF
Area
Columbus, GA
Vacancy
6.50%
Lease Rate
$15.60 /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%
$307,740
Cap Rate 7%
$219,814
Cap Rate 9%
$170,967
Alternative Uses
Best Use
Multifamily LT 5
$248.4K
$217.3K – $289.8K
NOI $17,385 @ 7.0% cap · market cap 9.93%
Second Best
Apartment 5plus
$219.8K
$192.3K – $256.5K
NOI $15,387 @ 7.0% cap · market cap 8.79%
Theoretical Best
Office A
$429.2K
$375.5K – $500.7K
NOI $30,041 @ 7.0% cap · market cap 17.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1
Businesses Nearby
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Business Placement
Demographics for 31907, GA
60,557
Population
25,710
Households
2.4
Avg Household Size
37
Median Age
23%
College-Educated
91%
High-School Grad
23.8 sq mi
ZIP Area
2,544
Density / Sq Mi
$52,620
Median Household Income
$33,726
Median Earnings
$1,103
Median Rent
$142,000
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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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?
Duplex - Separate access serves both residences, each with a practical two-bedroom, one-and-a-half-bath layout.
Where is this duplex located?
The property is located at 4 Columbus, GA.
What is the asking price?
The asking price for this property is $175,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,918 square feet; Each unit has 2 bedrooms and 1.5 bathrooms; Private entrances provide separate access to both units
