Duplex With Detached
New
For Sale
$280,000
1616-18 E Park Ave #*, Valdosta, GA 31602
Separate metering and flexible occupancy options support residential income use across the two-unit property.
Property Size3,283 SF
Lot Size0.75 Acres
Days on Market6
Property Features for 1616-18 E Park Ave #*
General Information
Standard status
Active
Size
3,283 SF
Total Parking Spaces
3
Lot size
0.75 Acres
Property subtype
Residential Income
Zoning
R-6
Units
Unit Mix
1 x 6BR/3BA, 1 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,672
Amenities
storage building
carport
circular driveway
extra parking
Building Details
Building Size
3,283 SF
Stories
1
Listing Agency:
COLDWELL BANKER PREMIER REAL E
(229) 597-3331
Listed By:
Autumn Wibright
(229) 597-3331
Source:
Homesinvaldosta
Added: Aug 7
Changed: Aug 10
Last Checked: Aug 11 at 2:59PM
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.
This R-6 property includes a six-bedroom, three-bath primary house and a detached two-bedroom, one-bath apartment on 0.75 acres. The secondary unit has its own electric meter and is leased to a long-term tenant; the tenant may vacate if needed. The property is offered as-is.
Recent improvements include a one-year-old roof, a two-year-old HVAC system, updated electrical service, and replaced plumbing beneath the house. A storage building, carport, circular driveway, and additional parking provide practical site features.
The layout supports several occupancy configurations, including leasing both residences, renting rooms in the main house, or living in one unit while leasing the other.
Recent improvements include a one-year-old roof, a two-year-old HVAC system, updated electrical service, and replaced plumbing beneath the house. A storage building, carport, circular driveway, and additional parking provide practical site features.
The layout supports several occupancy configurations, including leasing both residences, renting rooms in the main house, or living in one unit while leasing the other.
Key Highlights
- 6‑bedroom, 3‑bath main house plus detached 2‑bedroom, 1‑bath apartment
- 0.75‑acre property with R‑6 zoning
- Detached apartment is separately metered and currently leased
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
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 - Separate metering and flexible occupancy options support residential income use across the two-unit property.
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 plus detached 2‑bedroom, 1‑bath apartment; 0.75‑acre property with R‑6 zoning; Detached apartment is separately metered and currently leased
