Duplex with Updated
For Sale
$250,000
1249 Baymeadows Dr, Valdosta, GA 31601
Residential Income, Valdosta, GA
Property Size2,540 SF
Lot Size0.27 Acres
Price / SF$98.43
Days on Market217
Property Features for 1249 Baymeadows Dr
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R6
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 4, Bedroom 4, Bedroom 5, Bathroom 3, Bedroom 6, Bedroom 2, Bathroom 2, Bedroom 1, Bathroom 1, Bedroom 3
Window features
Aluminum Frames
Interior features
Ceiling Fan(s)
Appliances
Refrigerator, Gas Range, Dishwasher
Subdivision
CHARTER OAKS
Standard status
Active
APN
0155A 058
Size
2,540 SF
Lot size
0.27 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LT 1 BK F CHARTER OAKS SD
Tax Annual Amount
2264
Legal Description
LT 1 BK F CHARTER OAKS SD
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2006
Floors in Building
1
Flooring type
Vinyl, Tile
Building materials
Vinyl Siding
Roof type
Shingle
Listing Agency:
LPT Realty
(877) 366-2213
Listed By:
Elizabeth Summers
(229) 548-5300
Added: Jan 25
Changed: Aug 20
Last Checked: Aug 30 at 9:06AM
MLS# 148447
Copyright © 2026 South Georgia MLS (Valdosta). All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex contains 2,540 square feet on a 0.27-acre city lot and was built in 2006. The property has vinyl siding, shingle roofing, vinyl and tile flooring, central heating, and central air. Kitchen appliances include a refrigerator, gas range, and dishwasher, while ceiling fans provide an additional interior feature.
The property is served by public water and public sewer and is located in Valdosta, Georgia. It is offered in as-is condition and carries R6 zoning.
The property is served by public water and public sewer and is located in Valdosta, Georgia. It is offered in as-is condition and carries R6 zoning.
Key Highlights
- Duplex with 2,540 square feet of building area
- Situated on a 0.27‑acre city lot
- R6 zoning in Valdosta, GA
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$16,957
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.78%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$339,140
$339.1K
Cap Rate 7%
$242,243
$242.2K
Cap Rate 9%
$188,411
$188.4K
Market Conditions
NOI Build-Up for 2,540 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$25.9K $10.20/SF
− Vacancy
−$1.7K −$0.66/SF
EGI
$24.2K $9.54/SF
− OpEx
−$7.3K −$2.86/SF
NOI
$17.0K $6.68/SF
Area
Lowndes County, GA
Vacancy
6.50%
Lease Rate
$10.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$339,140
Cap Rate 7%
$242,243
Cap Rate 9%
$188,411
Alternative Uses
Best Use
Multifamily LT 5
$242.2K
$212.0K – $282.6K
NOI $16,957 @ 7.0% cap · market cap 6.78%
Second Best
Apartment 5plus
$217.9K
$190.7K – $254.2K
NOI $15,253 @ 7.0% cap · market cap 6.10%
Theoretical Best
Office A
$385.6K
$337.4K – $449.9K
NOI $26,993 @ 7.0% cap · market cap 10.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
130
Businesses Nearby
Explore this area
Business Placement
Demographics for 31601, GA
32,331
Population
14,345
Households
2.3
Avg Household Size
33
Median Age
15%
College-Educated
82%
High-School Grad
159.0 sq mi
ZIP Area
203
Density / Sq Mi
$34,846
Median Household Income
$28,878
Median Earnings
$872
Median Rent
$112,600
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - R6-zoned duplex on a city lot with central HVAC, public utilities, and included kitchen appliances.
Where is this duplex located?
The property is located at 1249 Baymeadows Dr Valdosta, GA.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Duplex with 2,540 square feet of building area; Situated on a 0.27‑acre city lot; R6 zoning in Valdosta, GA
