Versatile Mixed-Use Property in
For Sale
$249,900
208 Gordon Street, Valdosta, GA 31601
Mixed-use property with duplex-style layout in a historical district.
Property Size1,504 SF
Price / SF$166.16
Days on Market270
Property Features for 208 Gordon Street
General Information
Standard status
Active
Size
1,504 SF
Property subtype
General Commercial
Taxes and HOA fees
Annual Taxes
$1,686
Amenities
Central Air
3
Parking.
Paved Driveway, Lot.
8276.400390625
Building Details
Year Built
1950
Listing Agency:
Southern Classic Realtors
(229) 460-4051
Listed By:
Southern Classic Realtors · License #401595
(229) 460-4051
Source:
Xome
Added: Nov 27, 2025
Changed: Aug 23
Last Checked: Aug 24 at 5:02AM
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 Southern Classic Realtors
Investment Insights
Based on property information with market context.
This mixed-use property offers versatile opportunities for residential or commercial use. The property features two separate entrances and a small front entrance leading into a foyer that divides the two sides of the property. Each side is designed as a duplex, featuring two bedrooms and two full bathrooms. One side includes a fully equipped kitchen, while the other has space to accommodate an additional full kitchen. Both units offer ample closet space and designated living areas. The property is situated in the historical district, providing easy access to local amenities and attractions. The property size is 1504 square feet.
Key Highlights
- Versatile residential/professional/commercial use property.
- Two separate entrances and duplex configuration.
- Two bedrooms and two full bathrooms on each side.
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
$12,408
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
4.97%
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%
$248,160
$248.2K
Cap Rate 7%
$177,257
$177.3K
Cap Rate 9%
$137,867
$137.9K
Market Conditions
NOI Build-Up for 1,504 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
$22.6K $15.00/SF
− Vacancy
−$2.7K −$1.80/SF
EGI
$19.9K $13.20/SF
− OpEx
−$7.4K −$4.95/SF
NOI
$12.4K $8.25/SF
Area
Lowndes County, GA
Vacancy
12.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
37.50%
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%
$248,160
Cap Rate 7%
$177,257
Cap Rate 9%
$137,867
Alternative Uses
Best Use
Mixed Use
$177.3K
$155.1K – $206.8K
NOI $12,408 @ 7.0% cap · market cap 4.97%
Second Best
Multifamily LT 5
$143.4K
$125.5K – $167.4K
NOI $10,041 @ 7.0% cap · market cap 4.02%
Theoretical Best
Office A
$228.3K
$199.8K – $266.4K
NOI $15,983 @ 7.0% cap · market cap 6.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,304
Businesses Nearby
Explore this area
Business Placement
Demographics for 31601, GA
32,331
Population
14,345
Households
2.3
Avg Household Size
33
Median Age
15%
College-Educated
82%
High-School Grad
159.0 sq mi
ZIP Area
203
Density / Sq Mi
$34,846
Median Household Income
$28,878
Median Earnings
$872
Median Rent
$112,600
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property with duplex-style layout in a historical district.
Where is this mixed-use property located?
The property is located at 208 Gordon Street Valdosta, GA.
What is the asking price?
The asking price for this property is $249,900.
What are key features of this property?
This property features: Versatile residential/professional/commercial use property.; Two separate entrances and duplex configuration.; Two bedrooms and two full bathrooms on each side.
