ACS 2023 · HUD FY2027 · 5 ZCTAs with ACS
Douglas County apartment-building stock & renter economics
Douglas County apartment pages lead with 5–49 and 50+ unit stock, LIHTC, HUD-assisted multifamily, and allocated 5+ permits. 2-unit stock lives on the duplex page.
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
- 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
- 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
LIHTC and HUD-assisted counts are inventory of record in these ZCTAs: typically 5+ unit buildings, not duplexes. 5+ permits are county BPS allocated by ZCTA housing-unit share.
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.
No active apartment buildings currently listed in Douglas County.
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Talk to JeffFrequently Asked Questions: Douglas County Apartment Buildings
Are there apartment buildings for sale in Douglas County right now?
Not right now. Buildings with 5 or more units list less often in smaller counties, so request an alert and compare apartment buildings for sale in Georgia and in Atlanta in the meantime.
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.
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.
How do you finance an apartment building in Douglas County?
Five or more units is commercial lending, so a bank, credit union or agency lender sizes the loan to the building's net operating income rather than your personal income. Most want the NOI to cover the annual payment at least 1.25 times. We model 30% down on a 25-year amortization; terms of 5 to 10 years with a balloon are common at banks, while agency loans can run longer. Price the payment and balloon on the amortization calculator, and send me the listing if you want the debt sized before you offer.
Can I use a 1031 exchange to buy an apartment building in Douglas County?
Yes. If you sell investment real estate, such as a rental house, duplex or commercial building, you can defer the capital gains tax by buying an apartment building of equal or greater value through a qualified intermediary. You have 45 days from the sale to identify the replacement and 180 days to close, and cash you take out or debt you do not replace is taxable boot. Line up the apartment search before you list the property you are selling, and confirm the plan with your tax advisor.
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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.
- New matching FMLS listings by email
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- Starts with Douglas County; change types, markets or frequency any time
How Douglas County apartment buildings get financed
Five units and up is commercial lending: a bank, credit union or agency lender sizes the loan to the building's rent, not your W-2. Most want the net operating income to cover the payment at least 1.25 times, which is the test in our DSCR loans for apartment buildings guide. Down payments, terms and recourse by lender type are in apartment building financing in Georgia, and you can price the payment and any balloon on the apartment loan payment calculator.
- Selling a rental to buy bigger? Run the 1031 exchange into an apartment building numbers: deferred gain, boot and the 45 and 180 day clock.
- Looking at income-restricted units? Check county rent caps with the Georgia LIHTC rent limit calculator before you trust a rent roll.
- Holding ten years or more? See Opportunity Zone apartment buildings for listings in designated tracts.
- Benchmarking Douglas County? Compare rents and price per door with apartment buildings for sale in Atlanta and statewide apartment buildings for sale in Georgia.
- Converting instead of buying stabilized? Some buyers turn former churches for sale in Georgia into apartments, with a rezoning and a construction loan.
- Spreading money across property types? Compare apartment cap rates with commercial properties for sale in Georgia, where lease length and tenant credit drive the price.
Send me the address or the listing and I will run the debt with you: what a lender will likely size, what you bring to closing, and where the deal breaks. Ask about a building.
Run the numbers on Douglas County apartment buildings
Apartment buildings trade on income. Start with the capitalization rate calculator to check the ask against NOI, test the loan with the DSCR and cash-on-cash calculator, and price per door on the gross rent multiplier calculator.
Know the terms first:Atlanta apartment cap ratesDSCR loan guidenet operating income explainedrebuilding a seller pro formacash-on-cash return guidegross rent multiplier explainedcommercial real estate financing guideOpportunity Zone tax benefits explained
- Cap rate · NOIcommercial cap rate calculatorBuild NOI from rents and expenses, then solve for cap rate, price, or value.
- DSCR · Cash-on-cash · Cash flowmultifamily investment calculatorRent roll, expenses and the loan in one model: NOI, DSCR, cash-on-cash, cash flow, PDF.
- GRM · Price per unit · Income approachapartment building value calculatorIncome-approach value, price per door, and GRM with a cap rate sensitivity.
- Debt service · Balloon · Commercial mortgagedebt service calculatorMonthly payment, annual debt service, and the balloon on a commercial loan.
- IRR · Equity multiplereal estate IRR calculatorLevered IRR and equity multiple from cash flow growth and an exit cap.
- 1031 exchange · Bootlike-kind exchange calculatorDeferred gain, cash and mortgage boot, minimum replacement price, 45 and 180 day clock.
- Opinion of valuebroker opinion of valueOwn a building? Get a broker opinion of value built from your rents and comps.
- LIHTC · Rent limits · Tax creditsLIHTC calculatorGeorgia 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.
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