Two-Side Duplex
For Sale
$249,900
208 W Gordon Street, Valdosta, GA 31601
Commercial Sale, Valdosta, GA
Property Size1,504 SF
Lot Size0.19 Acres
Price / SF$166.16
Days on Market158
Property Features for 208 W Gordon Street
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Parking Lot
Lot features
Level
Directions
GPS 208 W Gordon Street -
Standard status
Active
APN
0118A 027
Size
1,504 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Year
24
Tax Annual Amount
1686
Utilities
Utilities
Water Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1950
Building materials
Wood Siding
Listing Agency:
Southern Classic Realtors
(678) 635-8877
Listed By:
Emily Somers · License #401595
(229) 460-4051
Added: Mar 25
Changed: Aug 19
Last Checked: Aug 29 at 6:06AM
MLS# 10717941
Copyright © 2026 Georgia Multiple Listing Service. 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.
Built in 1950, this 1,504-square-foot duplex property occupies 0.19 acres and is arranged as two distinct sides. A small front entry opens to a foyer that separates the layouts, while each side has its own entrance. Both sides include two bedrooms, two full bathrooms, closets, and dedicated living areas. One side has a complete kitchen, and the other provides room for a second full kitchen. The layouts can support residential occupancy or office use, as described in the property information.
The property is located within Valdosta’s historical district and includes a parking lot. Wood siding, central heating, central air, public water, public sewer, and available water service are among the existing property features.
The property is located within Valdosta’s historical district and includes a parking lot. Wood siding, central heating, central air, public water, public sewer, and available water service are among the existing property features.
Key Highlights
- 1,504 SF duplex property on 0.19 acres
- Two separate sides, each with 2 bedrooms and 2 full bathrooms
- Separate entrances with a central foyer dividing the layouts
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
$10,041
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
4.02%
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%
$200,820
$200.8K
Cap Rate 7%
$143,443
$143.4K
Cap Rate 9%
$111,567
$111.6K
Market Conditions
NOI Build-Up for 1,504 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
$15.3K $10.20/SF
− Vacancy
−$997 −$0.66/SF
EGI
$14.3K $9.54/SF
− OpEx
−$4.3K −$2.86/SF
NOI
$10.0K $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%
$200,820
Cap Rate 7%
$143,443
Cap Rate 9%
$111,567
Alternative Uses
Best Use
Multifamily LT 5
$143.4K
$125.5K – $167.4K
NOI $10,041 @ 7.0% cap · market cap 4.02%
Second Best
Apartment 5plus
$129.0K
$112.9K – $150.5K
NOI $9,032 @ 7.0% cap · market cap 3.61%
Theoretical Best
Office A
$228.3K
$199.8K – $266.4K
NOI $15,983 @ 7.0% cap · market cap 6.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,304
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two separately accessed residential sides offer flexible layouts with office-use potential and central heating and cooling.
Where is this duplex located?
The property is located at 208 W Gordon Street Valdosta, GA.
What is the asking price?
The asking price for this property is $249,900.
What are key features of this property?
This property features: 1,504 SF duplex property on 0.19 acres; Two separate sides, each with 2 bedrooms and 2 full bathrooms; Separate entrances with a central foyer dividing the layouts
