How much does it cost to rent at MAA River Oaks?

Rent at MAA River Oaks in Duluth, GA ranges from $1,523 to $2,263 per month as of August 17, 2026.

What is the average 1 bed rent at MAA River Oaks?

The average 1 bed apartment at MAA River Oaks costs $1,565/month, starting from $1,523.

What is the average 2 bed rent at MAA River Oaks?

The average 2 bed apartment at MAA River Oaks costs $1,693/month, starting from $1,663.

What is the average 3 bed rent at MAA River Oaks?

The average 3 bed apartment at MAA River Oaks costs $2,171/month, starting from $2,063.

Is MAA River Oaks a good apartment complex?

MAA River Oaks has a 4.2-star rating on Google based on 215 reviews.

Updated August 17, 2026 at 7:46 p.m. ET

MAA River Oaks

4400 Pleasant Hill Rd, Duluth, GA 30096, USA

4.2 (215 reviews) Official Website

Live pricing, refreshed August 17, 2026 at 7:46 p.m. ET

Units Listed

$1,523

Starting at

$1,781

Average

$2,263

Highest

$1.44

Per Sq Ft

PRO

Avg Days Listed

How does this compare? View Duluth 30096 rent trends

Beds

Pricing by Bedroom

1 Bed

$1,565

from $1,523 · 3 units

~915 sqft avg

2 Bed

$1,693

from $1,663 · 6 units

~1,291 sqft avg

3 Bed

$2,171

from $2,063 · 3 units

~1,457 sqft avg

Rent Distribution

Price by Bedroom

Price Breakdown

Rent by Unit

Price vs. Square Footage

Price History

Timeframe

Property Price Trend

Units with Price Changes (16)

Largest 8 movers of 16

Last 15 days

Estimated Building Revenue

How is this calculated?

Rental revenue model

We follow each unit's listing activity at this building every day. When a unit stops being listed, we assume it leased at its last listed rent, adjusted for any advertised move-in special. Revenue is the sum of those assumed lease rents across the building's occupied units.

Building size: stated by the property itself
Occupancy: building size minus currently listed units
Rents: observed lease-offs first, current asking rents as fallback

These are research estimates, not financial statements from the operator. Confidence: high (building size is reported).

Est. Monthly Revenue

$347K

$4.2M annual run rate

Est. Occupancy

94%

of about 208 units (reported building size)

Effective Rent on New Leases

$1,770

vs $1,781 current asking ($11 negotiation gap)

Recent Lease Activity

46 units tracked; 34 assumed leased, 12 listed now

See which units leased, when they left the market, and the rent they leased at.

Unlock with Pro

Property Intelligence

How is this calculated?

Negotiation Leverage Score (0-100)

Based on 5 observable signals from the property's listing data:

+30 pts: 15+ units currently listed
+25 pts: Active move-in specials
+20 pts: Deep discounts (>$150/mo off)
+15 pts: 5+ distinct floor plans
+10 pts: 25+ units listed

All signals come directly from the property's own listings. Occupancy and building size appear only in the Estimated Building Revenue section, and only when the building size is stated by the property or our unit-level observation history is deep enough to model it.

Listed Units

Moderate availability

4 floor plans

Move-in Specials

No active promotions

Negotiation Leverage

Limited leverage

High demand property with less room to negotiate on price.

Price vs. Duluth, GA

Similar

MAA River Place

$1,313 Retreat at Johns Creek

$1,360

MAA River Oaks

$1,523

Comparing this building against 2 similar Duluth, GA apartments by price. Click any bar to view that building.

See rent trends on the Duluth, GA map Explore Duluth, GA on the interactive map

Available Units

Sort

12 units

1 Bed / 1 Bath 11B

$1,523/mo

915 ft² · $1.66/ft² · #01721

Down $10 since Aug 17 (was $1,533)

1 Bed / 1 Bath 11B

$1,548/mo

915 ft² · $1.69/ft² · #011621

Down $10 since Aug 17 (was $1,558)

1 Bed / 1 Bath 11B

$1,623/mo

915 ft² · $1.77/ft² · #011023

Up $5 since Aug 17 (was $1,618)

2 Bed / 2 Bath 22B

$1,663/mo

1,305 ft² · $1.27/ft² · #011835

Down $5 since Aug 17 (was $1,668)

2 Bed / 2 Bath 22B

$1,668/mo

1,305 ft² · $1.28/ft² · #012213

Down $10 since Aug 16 (was $1,678)

2 Bed / 2 Bath 22A

$1,698/mo

1,276 ft² · $1.33/ft² · #011913

Down $10 since Aug 16 (was $1,708)

2 Bed / 2 Bath 22A

$1,698/mo

1,276 ft² · $1.33/ft² · #01811

Down $10 since Aug 16 (was $1,708)

2 Bed / 2 Bath 22B

$1,708/mo

1,305 ft² · $1.31/ft² · #011817

Down $5 since Aug 17 (was $1,713)

2 Bed / 2 Bath 22A

$1,723/mo

1,276 ft² · $1.35/ft² · #012011

Down $5 since Aug 17 (was $1,728)

3 Bed / 2 Bath 32A

$2,063/mo

1,457 ft² · $1.42/ft² · #011816

Down $5 since Aug 17 (was $2,068)

Unit	Floor Plan	Bed/Bath	Sqft	↑ Price	$/Sqft	Available	Listed	Details
01721	11B	1bd / 1ba	915	$1,523	$1.66	2026-08-17	Pro	Down $10 since Aug 17
011621	11B	1bd / 1ba	915	$1,548	$1.69	2026-08-17	Pro	Down $10 since Aug 17
011023	11B	1bd / 1ba	915	$1,623	$1.77	2026-10-25	Pro	Up $5 since Aug 17
011835	22B	2bd / 2ba	1,305	$1,663	$1.27	2026-09-02	Pro	Down $5 since Aug 17
012213	22B	2bd / 2ba	1,305	$1,668	$1.28	2026-08-17	Pro	Down $10 since Aug 16
011913	22A	2bd / 2ba	1,276	$1,698	$1.33	2026-08-17	Pro	Down $10 since Aug 16
01811	22A	2bd / 2ba	1,276	$1,698	$1.33	2026-08-17	Pro	Down $10 since Aug 16
011817	22B	2bd / 2ba	1,305	$1,708	$1.31	2026-09-03	Pro	Down $5 since Aug 17
012011	22A	2bd / 2ba	1,276	$1,723	$1.35	2026-09-16	Pro	Down $5 since Aug 17
011816	32A	3bd / 2ba	1,457	$2,063	$1.42	2026-08-19	Pro	Down $5 since Aug 17
011224	32A	3bd / 2ba	1,457	$2,188	$1.50	2026-08-17	Pro	Up $15 since Aug 17
01111	32A	3bd / 2ba	1,457	$2,263	$1.55	2026-09-28	Pro	Up $10 since Aug 17

City Club

Resident Notes & Access Codes

Real tips from people who lived at this property: what leasing and daily living are actually like, plus the gate, parking, and entry codes you only learn once you move in. See all Duluth, GA notes

No resident notes for this property yet.