Duplex Under
For Sale
$300,000
312 Tomlinson Drive, Valdosta, GA 31602
Residential Income, Valdosta, GA
Property Size1,924 SF
Lot Size0.21 Acres
Price / SF$155.93
Days on Market56
Property Features for 312 Tomlinson Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning
R-6
Bedrooms
4
Bathrooms
6
Full bathrooms
4
Half bathrooms
2
Rooms
Bathroom 1, Bedroom 3, Bathroom 4, Bathroom 3, Bedroom 1, Bathroom 2, Bedroom 2, Bedroom 4, Bathroom 6, Bathroom 5
Parking features
Driveway
Interior features
Blinds
Appliances
Refrigerator, Electric Range, Dishwasher
Subdivision
Highland HGTS
Standard status
Active
APN
0110D 146A
Size
1,924 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
TR B 0.21AC PCC 1971
Legal Description
TR B 0.21AC PCC 1971
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2026
Floors in Building
2
Flooring type
Vinyl
Building materials
Vinyl Siding
Roof type
Shingle
Listing Agency:
Lock & Key Realty
(229) 890-8062
Listed By:
Mitch Cothron
(229) 531-4001
Added: Aug 3
Changed: Sep 16
Last Checked: Sep 27 at 6:06PM
MLS# 154604
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 duplex is an under-construction residential income property with 1,924 square feet of building area on a 0.21-acre parcel. The 2026 construction includes vinyl siding, shingle roofing, vinyl flooring, central heating, and central air. Each unit is equipped with blinds, a refrigerator, electric range, and dishwasher, while the property is served by public water and public sewer. Driveway parking is provided.
The property is located at 312 Tomlinson Drive in Valdosta, Georgia, near Bemiss Road. The surrounding area includes access to Moody AFB, Valdosta State University, and the Walmart milk plant. R-6 zoning applies to the property.
The property is located at 312 Tomlinson Drive in Valdosta, Georgia, near Bemiss Road. The surrounding area includes access to Moody AFB, Valdosta State University, and the Walmart milk plant. R-6 zoning applies to the property.
Key Highlights
- 1,924‑square‑foot duplex on a 0.21‑acre parcel
- 2026 construction currently listed as under construction
- R‑6 zoning with public water and public sewer
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
$12,844
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
4.28%
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%
$256,880
$256.9K
Cap Rate 7%
$183,486
$183.5K
Cap Rate 9%
$142,711
$142.7K
Market Conditions
NOI Build-Up for 1,924 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
$19.6K $10.20/SF
− Vacancy
−$1.3K −$0.66/SF
EGI
$18.3K $9.54/SF
− OpEx
−$5.5K −$2.86/SF
NOI
$12.8K $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%
$256,880
Cap Rate 7%
$183,486
Cap Rate 9%
$142,711
Alternative Uses
Best Use
Multifamily LT 5
$183.5K
$160.6K – $214.1K
NOI $12,844 @ 7.0% cap · market cap 4.28%
Second Best
Apartment 5plus
$165.1K
$144.4K – $192.6K
NOI $11,554 @ 7.0% cap · market cap 3.85%
Theoretical Best
Office A
$292.1K
$255.6K – $340.8K
NOI $20,447 @ 7.0% cap · market cap 6.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
357
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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-unit residential income property with central HVAC, public utilities, and driveway parking.
Where is this duplex located?
The property is located at 312 Tomlinson Drive Valdosta, GA.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: 1,924‑square‑foot duplex on a 0.21‑acre parcel; 2026 construction currently listed as under construction; R‑6 zoning with public water and public sewer
