Duplex with Updated Main
For Sale
$565,000
318 Eager Road, Valdosta, GA 31602
MULTI_FAMILY - Valdosta, GA
Property Size4,154 SF
Lot Size1.50 Acres
Price / SF$136.01
Days on Market28
Property Features for 318 Eager Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R-15
Parking features
Carport
Appliances
Dishwasher, Disposal, Surface Unit, Wall Oven
Subdivision
Eager
Standard status
Active
APN
0111C 267
Size
4,154 SF
Lot size
1.50 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
318 Eager
Tax Annual Amount
3219
Legal Description
318 Eager
Utilities
Sewer type
Public Sewer
Heating system
Heat Pump (Heating), Central
Cooling system
Heat Pump, Central Air
Water source
Public
Building Details
Year built
1974
Floors in Building
1
Building materials
Brick Veneer
Roof type
Shingle
Listing Agency:
Landmark Realty and Investments, LLC
(229) 834-7131
Listed By:
Bart Bosch · License #346359
(229) 560-4381
Added: Jul 16
Last Checked: Aug 12 at 2:06PM
MLS# 154392
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.
318 Eager Road offers a distinct multi-unit setup with a spacious main residence and a separate duplex on approximately 1.5 landscaped acres. The main home features 5 bedrooms and 3.5 bathrooms with an open floor plan, multiple living areas, and large windows. The kitchen has been renovated with custom cabinetry, quartz countertops, and stainless steel appliances.
A separate duplex is also on-site, with each unit containing 2 bedrooms and 1 bathroom. The duplex is currently occupied by long-term tenants, generating $1,850 per month in rental income ($950/month and $900/month).
The property is listed under zoning R-15 and is within city limits of Valdosta, GA, with proximity to shopping, schools, restaurants, and other city amenities. Address: 318 Eager Road, Valdosta, GA 31602.
A separate duplex is also on-site, with each unit containing 2 bedrooms and 1 bathroom. The duplex is currently occupied by long-term tenants, generating $1,850 per month in rental income ($950/month and $900/month).
The property is listed under zoning R-15 and is within city limits of Valdosta, GA, with proximity to shopping, schools, restaurants, and other city amenities. Address: 318 Eager Road, Valdosta, GA 31602.
Key Highlights
- Approximately 1.5 landscaped acres in Valdosta city limits with mature pecan trees and a large private yard
- 5‑bedroom, 3.5‑bath main home with open floor plan and multiple living areas
- Renovated kitchen with custom cabinetry, quartz countertops, and stainless steel appliances (dishwasher, disposal, wall oven, surface unit)
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
$27,732
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
4.91%
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%
$554,640
$554.6K
Cap Rate 7%
$396,171
$396.2K
Cap Rate 9%
$308,133
$308.1K
Market Conditions
NOI Build-Up for 4,154 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
$42.4K $10.20/SF
− Vacancy
−$2.8K −$0.66/SF
EGI
$39.6K $9.54/SF
− OpEx
−$11.9K −$2.86/SF
NOI
$27.7K $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%
$554,640
Cap Rate 7%
$396,171
Cap Rate 9%
$308,133
Alternative Uses
Best Use
Multifamily LT 5
$396.2K
$346.7K – $462.2K
NOI $27,732 @ 7.0% cap · market cap 4.91%
Second Best
Apartment 5plus
$356.4K
$311.8K – $415.8K
NOI $24,945 @ 7.0% cap · market cap 4.42%
Theoretical Best
Office A
$630.6K
$551.8K – $735.8K
NOI $44,145 @ 7.0% cap · market cap 7.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
761
Businesses Nearby
Explore this area
Business Placement
Demographics for 31602, GA
35,999
Population
15,201
Households
2.4
Avg Household Size
33
Median Age
32%
College-Educated
89%
High-School Grad
39.9 sq mi
ZIP Area
902
Density / Sq Mi
$55,980
Median Household Income
$34,919
Median Earnings
$1,046
Median Rent
$197,100
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 - Updated multi-unit property includes a 5-bedroom main home and a separate duplex on 1.5 acres.
Where is this duplex located?
The property is located at 318 Eager Road Valdosta, GA.
What is the asking price?
The asking price for this property is $565,000.
What are key features of this property?
This property features: Approximately 1.5 landscaped acres in Valdosta city limits with mature pecan trees and a large private yard; 5‑bedroom, 3.5‑bath main home with open floor plan and multiple living areas; Renovated kitchen with custom cabinetry, quartz countertops, and stainless steel appliances (dishwasher, disposal, wall oven, surface unit)
