Duplex With Detached
For Sale
$280,000
1616-18 E Park Ave, Valdosta, GA 31602
Residential Income, Valdosta, GA
Property Size3,283 SF
Lot Size0.75 Acres
Price / SF$85.29
Days on Market52
Property Features for 1616-18 E Park Ave
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R-6
Bedrooms
8
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 2, Bathroom 4, Bedroom 4, Bedroom 6, Bedroom 7, Bedroom 8, Bedroom 3, Bathroom 3, Bedroom 2, Bedroom 1, Bathroom 1, Bedroom 5
Parking features
Driveway, Carport
Interior features
Ceiling Fan(s)
Exterior features
Handicap Access
Accessibility
Accessible Approach with Ramp
Appliances
Refrigerator
Subdivision
East Park
Standard status
Active
APN
0153C 022
Size
3,283 SF
Lot size
0.75 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
in listing office
Tax Annual Amount
1672
Legal Description
in listing office
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Window Unit(s), Wall/Window Unit(s), Central Air
Water source
Public
Amenities
storage building
carport
circular driveway
extra parking
Building Details
Floors in Building
1
Building materials
Brick Veneer
Listing Agency:
COLDWELL BANKER PREMIER REAL E
(229) 244-3535
Listed By:
John Courson · License #342868
(229) 251-4632
Added: Jul 10
Changed: Aug 20
Last Checked: Aug 30 at 7:06AM
MLS# 154332
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 residential income property combines a 3,283-square-foot, 6-bedroom, 3-bath main house with a detached 2-bedroom, 1-bath apartment on 0.75 acres. The secondary unit is separately metered and occupied by a long-term tenant. The property includes brick veneer construction, central heating, multiple cooling systems, a storage building, carport, circular driveway, and additional parking. A refrigerator and ceiling fans are also included, while an accessible approach with ramp provides added site functionality.
Recent property work includes a 1-year-old roof, 2-year-old HVAC system, electrical updates, and replacement of plumbing beneath the home. Public water and public sewer serve the property, which is zoned R-6. The sale is offered as-is.
Recent property work includes a 1-year-old roof, 2-year-old HVAC system, electrical updates, and replacement of plumbing beneath the home. Public water and public sewer serve the property, which is zoned R-6. The sale is offered as-is.
Key Highlights
- 3,283‑square‑foot property on 0.75 acres
- 6‑bedroom, 3‑bath main house plus detached 2‑bedroom, 1‑bath apartment
- Detached apartment is separately metered and 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
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
149
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 - Two residential units include a spacious primary home and a separately metered apartment with an established tenancy.
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: 3,283‑square‑foot property on 0.75 acres; 6‑bedroom, 3‑bath main house plus detached 2‑bedroom, 1‑bath apartment; Detached apartment is separately metered and leased to a long‑term tenant
