ACS 2023 · HUD FY2027 · 2 ZCTAs with ACS
Duluth duplex stock & renter economics
Duluth duplex pages use ACS 2-unit structure counts and 2BR/3BR Small Area FMRs, not the combined 2–4 + 5–49 hub table. Census counts housing units in 2-unit buildings, not live FMLS duplex listings.
2 ZCTAs · 2 with ACS. Medians across ACS ZIPs; totals for stock. Not a listing feed.
- Population
- 116,684
- Households
- 44,846
- Housing units
- 46,777
- 2-unit stock
- 257
- 2-unit share
- 0.5%
- Median renter share
- 42.5%
- ACS median rent
- $1,809
- Contract rent
- $1,634
- 2BR SAFMR
- $2,055
- 3BR SAFMR
- $2,450
- SAFMR / ACS rent
- 1.14×
- Vacancy (ACS)
- 4.3%
- Pop Δ 2018–2023
- +0.9%
- Median HH income
- $101,471
- Rent burden ≥30%
- 52.5%
- Rent burden ≥50%
- 25.5%
257 ACS units sit in 2-unit structures across this geography. That is standing stock, not the live duplex list above.
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.
Duplexes for Sale in Duluth
Duplexes are usually the largest local group. Two units still finance like a house for many buyers. Compare price per door here against the Georgia duplex median before you stretch on price. Duluth is established north Gwinnett, strong demand, scarce multifamily. Jeff Crowe CRE (Georgia license 355533, Century 21 The Avenues in Calhoun) represents buyers and sellers of this inventory.
View all duplexes for sale in GeorgiaGeorgia multifamily market report →
All Duluth multifamilyView all duplexes for sale in GeorgiaGeorgia market report
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Run the numbers on Duluth duplexes
Two to four unit buildings usually live or die on cash flow and the loan. Start with the DSCR and cash-on-cash calculator, check the Georgia listings that meet the 1% rule, then confirm the cap with the cap rate calculator.
Know the terms first:DSCR loan guidecash-on-cash return on apartment buildingshow to calculate NOI on an apartment buildinghow to use gross rent multiplierhow to read a rent rollwhat cap rate Atlanta apartments list atapartment building loans explained
- DSCR · Cash-on-cash · Cash flowcash-on-cash return calculatorRent roll, expenses and the loan in one model: NOI, DSCR, cash-on-cash, cash flow, PDF.
- 1% rule · Rent to price1 percent rule propertiesLive Georgia multifamily listings where monthly rent clears 1% of the ask.
- Cap rate · NOImultifamily cap rate calculatorBuild NOI from rents and expenses, then solve for cap rate, price, or value.
- Debt service · Balloon · Commercial mortgagemultifamily mortgage calculatorMonthly payment, annual debt service, and the balloon on a commercial loan.
- GRM · Price per unit · Income approachgross rent multiplier calculatorIncome-approach value, price per door, and GRM with a cap rate sensitivity.
- 1031 exchange · Boot1031 exchange replacement property calculatorDeferred gain, cash and mortgage boot, minimum replacement price, 45 and 180 day clock.
- SAFMR · Voucher rentSection 8 rent vs market rentWhere HUD voucher rents beat market rent, by Georgia ZIP.
Screening estimates only. Confirm rents, expenses and loan terms with a T-12, rent roll and lender quote.
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Duplex, triplex, fourplex, and apartment listings in Duluth 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: Duluth Duplexes
Can I buy a duplex in Duluth with an FHA or VA loan?
Yes, if you will live in one of the units. FHA and VA both finance owner-occupied properties with 2 to 4 units; FHA's minimum down payment is 3.5% with qualifying credit, and 3 and 4 unit FHA purchases must pass a self-sufficiency rent test. Conventional loans for an owner-occupied 2 to 4 unit home can also allow a low down payment. Ask a lender for current limits before you write an offer.
When do Duluth duplex owners move up to an apartment building?
Usually when they want rent, not personal income, to carry the loan. At 5 units and up the deal becomes commercial lending sized to net operating income, most lenders want that income to cover the payment about 1.25 times, and the down payment is often 20% to 30%. Compare the duplex numbers here against apartment buildings for sale in Atlanta and across Georgia before you decide.
Can I 1031 exchange a duplex in Duluth into an apartment building?
Yes, when both the property you sell and the one you buy are held for investment. You identify the replacement within 45 days, close within 180 and use a qualified intermediary. If you lived in one unit, only the rental portion counts as investment property, so ask a tax advisor how your gain splits.
Are there duplexes for sale in Duluth?
This page is the live FMLS Residential Income set for duplexes in Duluth. Counts change with the MLS feed. If inventory is thin, open the statewide Georgia duplexes collection or the county page for a larger sample.
How does Duluth compare to Georgia overall for duplexes?
Use the statewide inventory at /multifamily-for-sale/georgia/duplex for the full Georgia duplexes set, then compare $/door and published cap estimates against this city. Smaller markets often have one or two live listings; that is not a full comp set.
Do duplexes in Duluth still qualify for residential financing?
Most 2 to 4 unit duplexes can still qualify for conventional residential financing when the buyer and property meet guidelines. Always confirm with your lender. 5+ unit buildings are a different stack.
Why is the estimated cap rate missing on some Duluth listings?
Yields on this site are independent screening models, not MLS fields. A listing is left out of the cap sample when we cannot publish a number. That is not a zero cap: pull the rent roll.
Looking for duplexes in Duluth?
Send Jeff your criteria and get new matching listings plus local help screening them.
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