ACS 2023 · HUD FY2027 · 2 ZCTAs with ACS
Fayetteville 3–4 unit stock & renter economics
Fayetteville triplex and quadplex pages share ACS 3–4 unit structure stock. Census does not split three-unit from four-unit buildings. Live FMLS on this page is the type filter; the stock number is the combined 3–4 bucket.
2 ZCTAs · 2 with ACS. Medians across ACS ZIPs; totals for stock. Not a listing feed.
- Population
- 71,236
- Households
- 25,123
- Housing units
- 26,127
- 3–4 unit stock
- 406
- 3–4 unit share
- 1.6%
- Median renter share
- 16.9%
- ACS median rent
- $1,706
- Contract rent
- $1,423
- 2BR SAFMR
- $1,870
- 3BR SAFMR
- $2,230
- SAFMR / ACS rent
- 1.10×
- Vacancy (ACS)
- 3.9%
- Pop Δ 2018–2023
- +7.9%
- Median HH income
- $101,787
- Rent burden ≥30%
- 55.0%
- Rent burden ≥50%
- 24.5%
Census ACS “3 or 4 units” is one bucket. This page’s live list is quadplexes only. Use the sibling type page for the other size.
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.
Quadplexes for Sale in Fayetteville
Four-unit buildings sit at the edge of residential financing. Confirm lender appetite and expense reimbursement. If this city has no live quadplexes, the county and Georgia quadplex pages are the next stop. Fayetteville is Fayette suburban southside with limited multifamily by design. Jeff Crowe CRE (Georgia license 355533, Century 21 The Avenues in Calhoun) represents buyers and sellers of this inventory.
View all quadplexes for sale in GeorgiaGeorgia multifamily market report →
All Fayetteville multifamilyView all quadplexes for sale in GeorgiaGeorgia market report
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No quadplexescurrently listed in Fayetteville.
Browse all Georgia multifamilyAll types in FayettevilleRun the numbers on Fayetteville quadplexes
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 NOI and cap rate calculator.
Know the terms first:apartment building DSCR loan guidecash-on-cash return on apartment buildingshow to calculate NOI on an apartment buildinghow to use gross rent multiplierpro forma vs rent rollGeorgia multifamily cap rateshow to finance an apartment building
- DSCR · Cash-on-cash · Cash flowDSCR 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 · NOIcap 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 approachapartment building value calculatorIncome-approach value, price per door, and GRM with a cap rate sensitivity.
- 1031 exchange · Boot1031 exchange 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.
Also browsing commercial buildings? See commercial properties for sale in Fayetteville.
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Frequently Asked Questions: Fayetteville Quadplexes
Can I buy a quadplex in Fayetteville 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 Fayetteville quadplex 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 quadplex numbers here against apartment buildings for sale in Atlanta and across Georgia before you decide.
Can I 1031 exchange a quadplex in Fayetteville 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 quadplexes for sale in Fayetteville?
This page is the live FMLS Residential Income set for quadplexes in Fayetteville. Counts change with the MLS feed. If inventory is thin, open the statewide Georgia quadplexes collection or the county page for a larger sample.
How does Fayetteville compare to Georgia overall for quadplexes?
Use the statewide inventory at /multifamily-for-sale/georgia/quadplex for the full Georgia quadplexes 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 quadplexes in Fayetteville still qualify for residential financing?
Most 2 to 4 unit quadplexes 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 Fayetteville 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 quadplexes in Fayetteville?
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