Two-Duplex Multifamily
For Sale
$725,000
6006-10 Susan Circle, Valdosta, GA 31605
Residential Income, Valdosta, GA
Property Size4,246 SF
Lot Size0.98 Acres
Price / SF$170.75
Days on Market84
Property Features for 6006-10 Susan Circle
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
MAZ-2
Bedrooms
8
Bathrooms
8
Full bathrooms
8
Rooms
Bathroom 4, Bathroom 5, Bedroom 4, Bedroom 5, Bedroom 7, Bathroom 3, Bedroom 8, Bathroom 7, Bedroom 6, Bedroom 2, Bathroom 2, Bathroom 8, Bedroom 1, Bathroom 1, Bedroom 3, Bathroom 6
Interior features
Blinds, Ceiling Fan(s)
Appliances
Refrigerator, Electric Range, Dishwasher
Subdivision
Pointe North
Standard status
Active
APN
0180 082 & 083
Size
4,246 SF
Lot size
0.98 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
in listing office
Tax Annual Amount
3510
Legal Description
in listing office
Utilities
Heating system
Central
Cooling system
Central Air
Amenities
W/D hookups
updated appliance packages
private entrances
dedicated parking
Building Details
Year built
1996
Floors in Building
1
Building materials
Vinyl Siding
Roof type
Shingle
Listing Agency:
COLDWELL BANKER PREMIER REAL E
(229) 244-3535
Listed By:
John Courson · License #342868
(229) 251-4632
Added: Jun 8
Changed: Aug 20
Last Checked: Aug 30 at 10:06PM
MLS# 153966
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 multifamily offering includes two contiguous duplexes at 6006 and 6010 Susan Circle, totaling four 2BR/2BA units and 4,246 square feet. Built in 1996, the properties feature vinyl siding, shingle roofs, central heating and cooling, private entrances, dedicated parking, washer and dryer hookups, ceiling fans, blinds, and kitchens equipped with refrigerators, electric ranges, and dishwashers. One unit also includes a fenced backyard and above-ground pool.
The duplexes are positioned directly across from Moody Air Force Base in Valdosta. The combined site encompasses approximately 0.98 acres, providing a lower-density setting for the four-unit configuration. Each unit is individually metered, with utility providers billing residents directly. The property is identified as MAZ-2 zoning and offers a residential income configuration suited to both investment ownership and an owner-occupant arrangement.
The duplexes are positioned directly across from Moody Air Force Base in Valdosta. The combined site encompasses approximately 0.98 acres, providing a lower-density setting for the four-unit configuration. Each unit is individually metered, with utility providers billing residents directly. The property is identified as MAZ-2 zoning and offers a residential income configuration suited to both investment ownership and an owner-occupant arrangement.
Key Highlights
- Two contiguous duplexes totaling four 2BR/2BA units
- 4,246 square feet on approximately 0.98 acres
- Directly across from Moody Air Force Base
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
$28,346
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
3.91%
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%
$566,920
$566.9K
Cap Rate 7%
$404,943
$404.9K
Cap Rate 9%
$314,956
$315.0K
Market Conditions
NOI Build-Up for 4,246 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
$43.3K $10.20/SF
− Vacancy
−$2.8K −$0.66/SF
EGI
$40.5K $9.54/SF
− OpEx
−$12.1K −$2.86/SF
NOI
$28.3K $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%
$566,920
Cap Rate 7%
$404,943
Cap Rate 9%
$314,956
Alternative Uses
Best Use
Multifamily LT 5
$404.9K
$354.3K – $472.4K
NOI $28,346 @ 7.0% cap · market cap 3.91%
Second Best
Apartment 5plus
$364.3K
$318.7K – $425.0K
NOI $25,498 @ 7.0% cap · market cap 3.52%
Theoretical Best
Office A
$644.6K
$564.0K – $752.1K
NOI $45,123 @ 7.0% cap · market cap 6.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Utilities to site
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
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 - Four residential units across from Moody Air Force Base, with private entrances, dedicated parking, and individual utility metering.
Where is this duplex located?
The property is located at 6006-10 Susan Circle Valdosta, GA.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: Two contiguous duplexes totaling four 2BR/2BA units; 4,246 square feet on approximately 0.98 acres; Directly across from Moody Air Force Base
