Multi-family Portfolio in Augusta, GA

[Jaime Powell]

The 3 properties are all listed separately but would certainly sell as a portfolio. 

Augusta, GA’s housing market has remained strong and steady through the ups and downs nationwide due to our large military base, Ft. Eisenhower, that has been rapidly expanding, the Savannah River Nuclear Site, the Medical College of GA, 5 hospitals bringing in residents and travel nurses, AND the newly announced Meta AI Data Center coming to Aiken, SC (right across the river). 

2251 Central Avenue - 3-Plex. Newer roof (2019) and newer water heaters and HVAC. Units are metered separately for gas and electric. Common meter for water. Rent for units A and C are below market and have room to increase. The current owner’s strategy has been longevity with good tenants vs. raising the rent to keep pace with market pricing. 

Unit A - 2 bed 1 bath, recently updated. - Listing this unit now for $1100 with a $50 water fee. 

Unit B - 1 bed 1 bath, recently updated - occupied $850, $50/month water fee. Lease renews 08/2025

Unit C - 2 bed 1 bath, not updated - occupied with very long-term tenant (several years) - rent is currently $710 - month to month. Excellent tenant.

1926 Howard Ave - Single Family Home with studio apartment behind the house 

Unit A - Main House 3 bed 2 bath - occupied by same tenant since 2021. Lease expires 03/2025. $1080

Unit B - Studio apartment - vacant and will list this week for $750-850. Waiting on owner decision. 

107 Ellis st. - Duplex

Unit A - 1 bed 1 bath - Updated water heater, flooring in kitchen, kitchen counters, appliances, and bathroom. $875 - Vacant and just listed. 

Unit B - 1 bed 1 bath - Updated water heater, flooring in the whole unit, kitchen and bathroom. $850. Occupied - lease expires 03/2025

[Mitch Messer]

@Jaime Powell Can you walk us through the pricing philosophy here?

For example, 107 Ellis Street will deliver about $20K in Gross Income once stabilized. After Operating Expenses are deducted, we're looking at about $13K in NOI.

Purchased for cash at the full asking price of $244,900, and assuming NO CapEx or renovations, that's about a 5.3% Cash-on-Cash return.

What am I missing?

[Jaime Powell]

@Mitch Messer - sure thing. Thanks for your reply. Price for this property is based on recently sold comps in the area and the condition of the property. 107 Ellis has had both units renovated completely.

The rent you see is below market rent on a few of their units as their strategy with good tenants is longevity vs. keeping pace with market rent and spending money on turns every year. 

For 107 Ellis - The market rent for these units should be around $900 or a little above. Section 8 rent in Augusta for a 1 br. is up to $880. This property could be a solid section 8 rental and has passed for section 8 inspection recently. 

If you look at 1926 Howard - Market rent for the main house should be in the range of $1350-1450. The location of that property would even lend itself to midterm or short term tenants, which would increase rent potential. It is only 1-2 miles from the hospital downtown and the medical college. The studio apartment will probably max out at $800.

2251 Central - Market rent for A and C should be in the range of $1100/unit, then $850-900 for unit B.