For Sale
$485,000
2104 Charlton-Multi locations, Valdosta, GA 31601
Residential Income, Valdosta, GA
Property Size6,534 SF
Lot Size0.21 Acres
Price / SF$74.23
Days on Market25
Property Features for 2104 Charlton-Multi locations
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R-6
Bedrooms
11
Bathrooms
6
Full bathrooms
5
Half bathrooms
1
Rooms
Bedroom 11, Bathroom 5, Bedroom 10, Bedroom 7, Bedroom 4, Bathroom 4, Bedroom 5, Bedroom 8, Bathroom 3, Bedroom 6, Bathroom 6, Bedroom 1, Bathroom 1, Bedroom 3, Bedroom 2, Bedroom 9, Bathroom 2
Parking features
Driveway
Subdivision
multi
Standard status
Active
APN
multi
Size
6,534 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
multi
Tax Annual Amount
3790
Legal Description
multi
Utilities
Heating system
Heat Pump (Heating)
Cooling system
Wall/Window Unit(s), Window Unit(s), Central Air
Building Details
Floors in Building
1
Building materials
Vinyl Siding, Wood Siding
Listing Agency:
Landmark Realty and Investments, LLC
(229) 834-7131
Listed By:
Tommy Cangelosi
(229) 834-7131
Added: Jul 30
Changed: Aug 20
Last Checked: Aug 23 at 5:06AM
MLS# 154557
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.
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
$39,237
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
8.09%
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%
$784,740
$784.7K
Cap Rate 7%
$560,529
$560.5K
Cap Rate 9%
$435,967
$436.0K
Market Conditions
NOI Build-Up for 6,534 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
$76.1K $11.64/SF
− Vacancy
−$4.7K −$0.72/SF
EGI
$71.3K $10.92/SF
− OpEx
−$32.1K −$4.91/SF
NOI
$39.2K $6.01/SF
Area
Lowndes County, GA
Vacancy
6.20%
Lease Rate
$11.64 /SF/Yr
Expense Ratio
45.00%
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%
$784,740
Cap Rate 7%
$560,529
Cap Rate 9%
$435,967
Alternative Uses
Best Use
Apartment 5plus
$560.5K
$490.5K – $654.0K
NOI $39,237 @ 7.0% cap · market cap 8.09%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$992.0K
$868.0K – $1.16M
NOI $69,438 @ 7.0% cap · market cap 14.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,030
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
Questions? Ask Rey
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Frequently Asked Questions
Where is this single family property located?
The property is located at 2104 Charlton-Multi locations Valdosta, GA.
What is the asking price?
The asking price for this property is $485,000.
