Duplex with Detached
For Sale
$280,000
1616-18 E Park Ave #*, Valdosta, GA 31602
Separately metered secondary unit, recent system updates, and flexible leasing or owner-occupancy options.
Property Size3,283 SF
Lot Size0.75 Acres
Days on Market22
Property Features for 1616-18 E Park Ave #*
General Information
Standard status
Active
Size
3,283 SF
Lot size
0.75 Acres
Property subtype
Residential Income
Zoning
R-6
Units
Unit Mix
6-bedroom, 3-bath house, 2-bedroom, 1-bath apartment
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$1,672
Amenities
storage building
carport
circular driveway
extra parking
Building Details
Building Size
3,283 SF
Buildings
2
Stories
1
Listing Agency:
COLDWELL BANKER PREMIER REAL E
(229) 597-3331
Listed By:
Autumn Wibright
Source:
Cooperrealestate
Added: Aug 9
Changed: Aug 29
Last Checked: Aug 29 at 2:13PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of COLDWELL BANKER PREMIER REAL E
Investment Insights
Based on property information with market context.
Located at 1616-18 E Park Ave in Valdosta, this R-6 property includes a 6-bedroom, 3-bath main residence and a detached 2-bedroom, 1-bath apartment on 0.75 acres. The secondary unit is separately metered and currently leased to a long-term tenant, while the main house offers additional flexibility for whole-house occupancy or room-by-room leasing.
Recent improvements include a 1-year-old roof, 2-year-old HVAC system, updated electrical service, and replaced plumbing beneath the home. The property also includes a storage building, carport, circular driveway, and additional parking. Potential operating approaches include leasing both units or occupying one residence while renting the other. The property is offered As-Is.
Recent improvements include a 1-year-old roof, 2-year-old HVAC system, updated electrical service, and replaced plumbing beneath the home. The property also includes a storage building, carport, circular driveway, and additional parking. Potential operating approaches include leasing both units or occupying one residence while renting the other. The property is offered As-Is.
Key Highlights
- 6‑bedroom, 3‑bath main house with detached 2‑bedroom, 1‑bath apartment
- 0.75 acres with R‑6 zoning
- Detached apartment is separately metered and currently leased to a long‑term tenant
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
$21,917
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
7.83%
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%
$438,340
$438.3K
Cap Rate 7%
$313,100
$313.1K
Cap Rate 9%
$243,522
$243.5K
Market Conditions
NOI Build-Up for 3,283 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
$33.5K $10.20/SF
− Vacancy
−$2.2K −$0.66/SF
EGI
$31.3K $9.54/SF
− OpEx
−$9.4K −$2.86/SF
NOI
$21.9K $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%
$438,340
Cap Rate 7%
$313,100
Cap Rate 9%
$243,522
Alternative Uses
Best Use
Multifamily LT 5
$313.1K
$274.0K – $365.3K
NOI $21,917 @ 7.0% cap · market cap 7.83%
Second Best
Apartment 5plus
$281.6K
$246.4K – $328.6K
NOI $19,715 @ 7.0% cap · market cap 7.04%
Theoretical Best
Office A
$498.4K
$436.1K – $581.5K
NOI $34,889 @ 7.0% cap · market cap 12.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
161
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 - Separately metered secondary unit, recent system updates, and flexible leasing or owner-occupancy options.
Where is this duplex located?
The property is located at 1616-18 E Park Ave #* Valdosta, GA.
What is the asking price?
The asking price for this property is $280,000.
What are key features of this property?
This property features: 6‑bedroom, 3‑bath main house with detached 2‑bedroom, 1‑bath apartment; 0.75 acres with R‑6 zoning; Detached apartment is separately metered and currently leased to a long‑term tenant
