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
Zoning
R-P
Subdivision
Force
Standard status
Active
APN
0118A 027
Size
1,504 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LT 4 BLK 221CO FORCE SD
Tax Annual Amount
1670
Legal Description
LT 4 BLK 221CO FORCE SD
Listing Agency:
Southern Classic Realtors
(678) 635-8877
Listed By:
Emily Somers · License #401595
(229) 460-4051
Added: Mar 25
Changed: Aug 20
Last Checked: Aug 29 at 6:06AM
MLS# 153103
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 1,504-square-foot duplex property is arranged around two distinct sides with separate entrances and a shared front foyer. Each side includes two bedrooms, two full bathrooms, designated living space, and ample closet storage. One side has a fully equipped kitchen, while the other provides room for installation of another full kitchen. The configuration can accommodate residential use or office space, as described in the property information.
The property occupies 0.19 acres at 208 W Gordon Street in Valdosta, Georgia, within the city’s historical district. It is identified with R-P zoning and carries a 31601 postal designation. The interior separation and existing room arrangement provide a clearly defined layout across both sides.
The property occupies 0.19 acres at 208 W Gordon Street in Valdosta, Georgia, within the city’s historical district. It is identified with R-P zoning and carries a 31601 postal designation. The interior separation and existing room arrangement provide a clearly defined layout across both sides.
Key Highlights
- 1,504 square feet on a 0.19‑acre lot
- Two separate entrances connected by a front foyer
- Each side includes 2 bedrooms and 2 full bathrooms
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 - Separate entrances, living areas, and room for a second kitchen support a flexible two-sided layout.
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 square feet on a 0.19‑acre lot; Two separate entrances connected by a front foyer; Each side includes 2 bedrooms and 2 full bathrooms
