Douglas County · Georgia multifamily
Multifamily Investment Properties for Sale in Douglas County
Cities: Douglasville·Winston
3 duplex · 0 triplex · 0 fourplex · 0 apartmentsGeorgia market report →Voucher Spread™
ACS 2023 · HUD FY2027 · 5 ZCTAs with ACS
Douglas County housing stock & renter economics
Douglas County apartment-building and small-multifamily investors concentrate in ZIPs where HUD Fair Market Rents sit above or beside ACS median gross rent. The table below is ZCTA housing stock and voucher benchmarks for commercial residential income underwriting, linked to each ZIP housing profile. Live FMLS set on this page: 3 buildings.
5 ZCTAs · 5 with ACS. Medians across ACS ZIPs; totals for stock. Not a listing feed.
- Population
- 171,396
- Households
- 60,999
- Housing units
- 65,340
- 2-unit stock
- 799
- 3–4 unit stock
- 680
- 2–4 unit stock
- 1,479
- 5–49 unit stock
- 7,226
- 50+ unit stock
- 1,294
- Median renter share
- 33.1%
- ACS median rent
- $1,425
- Contract rent
- $1,190
- 1BR SAFMR
- $1,460
- 2BR SAFMR
- $1,590
- 3BR SAFMR
- $1,890
- SAFMR / ACS rent
- 1.12×
- Vacancy (ACS)
- 5.9%
- Pop Δ 2018–2023
- +5.0%
- Median HH income
- $73,699
- Rent burden ≥30%
- 42.0%
- Rent burden ≥50%
- 18.0%
- LIHTC projects / units
- 13 / 1,717
- HUD assisted MF
- 10 / 350
- Alloc. 5+ permits
- 2,188
Douglas County: median renter share 33.1%; ACS median gross rent $1,425; FY2027 2BR SAFMR $1,590; 2BR SAFMR is 1.12× ACS median gross rent; 799 units in 2-unit structures, 680 in 3–4-unit structures, and 7,226 in 5–49-unit structures; population up +5.0% between ACS 2018 and 2023; 13 LIHTC projects (1,717 units); 2,188 allocated 5+ unit permits (county BPS × ZCTA share). Census / HUD stock, not a rent roll and not a buy/sell score.
Georgia ZIP housing directory·All Georgia ZCTAs·SAFMR directory·Voucher Spread™
ZCTA ≈ USPS ZIP. ACS 5-year 2023 lags construction. Units-in-structure is Census standing stock (2-unit vs 3–4 vs 5–49 vs 50+), not the live FMLS card. SAFMR is a bedroom-specific HUD voucher benchmark, not asking rent. LIHTC / assisted-MF are inventory of record and belong on apartment pages. 5+ permits are county BPS 2025 allocated by ZCTA housing-unit share. Brokerage is Georgia-only.
3 Multifamily Investment Properties for Sale in Douglas County
As of today, 3 active small multifamily listings in Douglas County · median $129,500/door. Douglas County (Douglasville area) provides western metro Atlanta multifamily at more attainable price points. Most listings are smaller residential multi-unit properties suited for cash-flow or light value-add strategies.
All Georgia multifamily →Georgia multifamily market report →
HUD Fair Market Rent · Douglas County (FY2026)
Cities in Douglas County
Active inventory by city.
Showing 3 of 3 properties
Run the numbers on Douglas County multifamily
Before you offer, check the ask against NOI with the commercial cap rate calculator, test DSCR on the multifamily investment calculator, and price per door on the GRM and price per unit calculator.
Know the terms first:cap rates for apartment buildings in Atlantahow to calculate NOI on an apartment buildingpro forma vs rent rollapartment building DSCR loan guideGRM for apartment buildingswhat a good cash-on-cash return ismultifamily financing optionsGeorgia Opportunity Zone guide
- Cap rate · NOINOI and cap rate calculatorBuild NOI from rents and expenses, then solve for cap rate, price, or value.
- DSCR · Cash-on-cash · Cash flowmultifamily deal analyzerRent roll, expenses and the loan in one model: NOI, DSCR, cash-on-cash, cash flow, PDF.
- GRM · Price per unit · Income approachgross rent multiplier calculatorIncome-approach value, price per door, and GRM with a cap rate sensitivity.
- 1% rule · Rent to price1% rule multifamily listingsLive Georgia multifamily listings where monthly rent clears 1% of the ask.
- Debt service · Balloon · Commercial mortgagecommercial mortgage calculatorMonthly payment, annual debt service, and the balloon on a commercial loan.
- IRR · Equity multipleIRR and equity multiple calculatorLevered IRR and equity multiple from cash flow growth and an exit cap.
- 1031 exchange · Boot1031 boot calculatorDeferred gain, cash and mortgage boot, minimum replacement price, 45 and 180 day clock.
- LIHTC · Rent limits · Tax creditsLIHTC rent limits by Georgia countyGeorgia LIHTC rent caps by county and AMI tier, plus annual credits and equity from eligible basis.
Screening estimates only. Confirm rents, expenses and loan terms with a T-12, rent roll and lender quote.
Shopping for a home to live in instead? Browse homes for sale in Douglas County, GA (766 current FMLS listings).
Also browsing commercial buildings? See commercial properties for sale in Douglas County.
How to underwrite a multifamily property in Douglas County
Price every building on its income, not the asking cap rate. Rebuild net operating income from the rent roll, compare it with multifamily cap rates in Georgia, and screen the ask with the gross rent multiplier before you spend money on inspections.
Comparing sizes? Two to four units finance like a home; five and up is commercial debt sized to the income. Compare these listings with apartment buildings for sale in Atlanta, apartment buildings for sale in Georgia and all multifamily properties for sale in Georgia. Buyers who want to build units instead of buying them sometimes start with churches for sale in Georgia, which need a rezoning for apartments, and income buyers often weigh commercial properties for sale in Georgia against the same rent roll math.
Send me a Douglas County listing and I will rebuild the rent, expenses and debt with you before you write an offer. Ask about a property.
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Duplex, triplex, fourplex, and apartment listings in Douglas County from live FMLS. Tell us what you are after and we will email you when new matching listings hit FMLS.
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Frequently Asked Questions: Douglas County Multifamily
How do investors value a multifamily property in Douglas County?
Start with net operating income: rent collected minus operating expenses, before the loan. Divide that income by the price for the cap rate, compare the price to gross rent for a quick gross rent multiplier screen, and on 5 units or more check that the income covers the loan payment about 1.25 times. Cap rates shown on listings are seller figures or model estimates, so rebuild them from the rent roll before you offer.
Do 2 to 4 unit and 5+ unit buildings in Douglas County finance the same way?
No. Two to four units can use residential loans, including owner-occupied FHA and VA programs. Five units and up is commercial lending sized to the building's income, usually with 20% to 30% down and shorter terms, sometimes with a balloon. Price both paths before you choose which size to buy.
Are there multifamily properties for sale in Douglas County right now?
Yes. This page shows 3 active FMLS listings with 2 or more units in Douglas County, and the count updates with the feed. Smaller counties often carry only a few at a time, so compare them with apartment buildings for sale in Georgia before you set a price.
What rent should I underwrite on a multifamily property in Douglas County?
The rent the units actually collect, from the rent roll and bank deposits, not the asking or pro forma rent. Check it against HUD Fair Market Rents for the area and a few nearby rental listings. If a building leans on Housing Choice Vouchers, the local housing authority payment standard sets the ceiling.
Will the property taxes change after I buy a multifamily property in Douglas County?
Plan on it. Georgia assesses property at 40% of fair market value, and a sale gives the county assessor a fresh market value to work from, so budget taxes on your purchase price rather than the seller's current bill. The Douglas County tax assessor can tell you the millage rate.
Can I use a 1031 exchange to buy a multifamily property in Douglas County?
Yes, when the property you sell and the one you buy are both held for investment. Identify the replacement within 45 days, close within 180 days and use a qualified intermediary. Any investment real estate, including land and commercial buildings, can be exchanged into a rental property.
Looking for multifamily investments in Douglas County?
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