Two-Unit Duplex with Separate
For Sale
$370,000
6010 Susan Circle, Valdosta, GA 31605
Residential Income, Valdosta, GA
Property Size2,123 SF
Lot Size0.50 Acres
Price / SF$174.28
Days on Market84
Property Features for 6010 Susan Circle
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
MAZ-2
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 1, Bedroom 3, Bathroom 2, Bedroom 4, Bathroom 3, Bedroom 2, Bathroom 4, Bedroom 1
Interior features
Blinds, Ceiling Fan(s)
Appliances
Refrigerator, Electric Range
Subdivision
Pointe North
Standard status
Active
APN
0180 083
Size
2,123 SF
Lot size
0.50 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
In listing office
Tax Annual Amount
1853
Legal Description
In listing office
Utilities
Heating system
Central
Cooling system
Central Air
Amenities
updated appliances
W/D hookups
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 21
Last Checked: Aug 30 at 10:06PM
MLS# 153965
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 1996 duplex contains two 2BR/2BA residences within 2,123 square feet. The property sits on a 0.50-acre lot and includes vinyl siding, a shingle roof, central heating, central air conditioning, ceiling fans, blinds, refrigerators, electric ranges, and washer/dryer hookups. Individual utility metering allows occupants to be billed directly by service providers.
Located across from Moody Air Force Base in Valdosta, the property is also minutes from shopping, dining, healthcare, and major employment centers. The low-density site provides on-site parking and landscaped green space. The neighboring duplex at 6006 Susan Circle is separately available for buyers considering adjacent multifamily ownership.
Located across from Moody Air Force Base in Valdosta, the property is also minutes from shopping, dining, healthcare, and major employment centers. The low-density site provides on-site parking and landscaped green space. The neighboring duplex at 6006 Susan Circle is separately available for buyers considering adjacent multifamily ownership.
Key Highlights
- Two 2BR/2BA units within 2,123 square feet
- Situated on a 0.50‑acre lot in Valdosta, GA
- 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
$14,173
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
3.83%
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%
$283,460
$283.5K
Cap Rate 7%
$202,471
$202.5K
Cap Rate 9%
$157,478
$157.5K
Market Conditions
NOI Build-Up for 2,123 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
$21.7K $10.20/SF
− Vacancy
−$1.4K −$0.66/SF
EGI
$20.2K $9.54/SF
− OpEx
−$6.1K −$2.86/SF
NOI
$14.2K $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%
$283,460
Cap Rate 7%
$202,471
Cap Rate 9%
$157,478
Alternative Uses
Best Use
Multifamily LT 5
$202.5K
$177.2K – $236.2K
NOI $14,173 @ 7.0% cap · market cap 3.83%
Second Best
Apartment 5plus
$182.1K
$159.4K – $212.5K
NOI $12,749 @ 7.0% cap · market cap 3.45%
Theoretical Best
Office A
$322.3K
$282.0K – $376.0K
NOI $22,562 @ 7.0% cap · market cap 6.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
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 - Each residence offers two bedrooms and two bathrooms, with central heating and air conditioning.
Where is this duplex located?
The property is located at 6010 Susan Circle Valdosta, GA.
What is the asking price?
The asking price for this property is $370,000.
What are key features of this property?
This property features: Two 2BR/2BA units within 2,123 square feet; Situated on a 0.50‑acre lot in Valdosta, GA; Directly across from Moody Air Force Base
