Updated Triplex with Modern
For Sale
$469,900
6004 Susan Circle, Valdosta, GA 31605
Residential Income, Valdosta, GA
Property Size2,776 SF
Lot Size0.53 Acres
Price / SF$169.27
Days on Market39
Property Features for 6004 Susan Circle
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
MAZ-2
Bedrooms
6
Bathrooms
6
Full bathrooms
6
Rooms
Bedroom 4, Bathroom 3, Bathroom 5, Bathroom 4, Bathroom 2, Bathroom 1, Bathroom 6, Bedroom 3, Bedroom 6, Bedroom 1, Bedroom 5, Bedroom 2
Patio and Porch features
Patio
Interior features
Blinds, Ceiling Fan(s)
Exterior features
Handicap Access
Accessibility
Accessible Approach with Ramp
Appliances
Refrigerator, Electric Range
Subdivision
Pointe North
Standard status
Active
APN
0180-081
Size
2,776 SF
Lot size
0.53 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
o
Tax Annual Amount
2480
Legal Description
o
Utilities
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
washer & dryer hookups
storage area
Building Details
Year built
1997
Floors in Building
1
Flooring type
Concrete, Vinyl
Building materials
Frame, Vinyl Siding
Roof type
Shingle
Listing Agency:
Hogan and Associates Realty Advisors, LLC
(229) 599-0054
Listed By:
Melissa Taylor · License #203174
(229) 445-1270
Added: Aug 4
Changed: Sep 5
Last Checked: Sep 11 at 6:06PM
MLS# 154609
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 triplex contains three residential units, each measuring 925 square feet with two bedrooms and two bathrooms. Interior updates include luxury vinyl flooring and modern kitchens equipped with stainless appliances, refrigerators, and electric ranges. Every unit also has washer and dryer hookups, ceiling fans, central heating and central air, plus a small storage area beyond the back patio. Frame construction, vinyl siding, shingle roofing, and public water service are included. An accessible approach with ramp supports property access.
The property occupies 0.53 acres in Valdosta and was built in 1997. MAZ-2 zoning, septic service, patios, and handicap access are additional site and property features.
The property occupies 0.53 acres in Valdosta and was built in 1997. MAZ-2 zoning, septic service, patios, and handicap access are additional site and property features.
Key Highlights
- Three‑unit residential property with 925‑square‑foot units
- Each unit includes 2 bedrooms and 2 bathrooms
- Modern kitchens with stainless appliances, refrigerators, and electric ranges
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
$18,532
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
3.94%
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%
$370,640
$370.6K
Cap Rate 7%
$264,743
$264.7K
Cap Rate 9%
$205,911
$205.9K
Market Conditions
NOI Build-Up for 2,776 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
$28.3K $10.20/SF
− Vacancy
−$1.8K −$0.66/SF
EGI
$26.5K $9.54/SF
− OpEx
−$7.9K −$2.86/SF
NOI
$18.5K $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%
$370,640
Cap Rate 7%
$264,743
Cap Rate 9%
$205,911
Alternative Uses
Best Use
Multifamily LT 5
$264.7K
$231.7K – $308.9K
NOI $18,532 @ 7.0% cap · market cap 3.94%
Second Best
Apartment 5plus
$238.1K
$208.4K – $277.8K
NOI $16,670 @ 7.0% cap · market cap 3.55%
Theoretical Best
Office A
$421.4K
$368.8K – $491.7K
NOI $29,501 @ 7.0% cap · market cap 6.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
38
Businesses Nearby
Explore this area
Business Placement
Demographics for 31605, GA
23,682
Population
9,642
Households
2.5
Avg Household Size
32
Median Age
35%
College-Educated
95%
High-School Grad
48.8 sq mi
ZIP Area
485
Density / Sq Mi
$73,991
Median Household Income
$42,359
Median Earnings
$1,230
Median Rent
$211,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Triplex - Three residences offer refreshed finishes, stainless appliances, laundry hookups, and private storage adjoining the back patios.
Where is this triplex located?
The property is located at 6004 Susan Circle Valdosta, GA.
What is the asking price?
The asking price for this property is $469,900.
What are key features of this property?
This property features: Three‑unit residential property with 925‑square‑foot units; Each unit includes 2 bedrooms and 2 bathrooms; Modern kitchens with stainless appliances, refrigerators, and electric ranges
