Triplex with Updated
For Sale
$469,900
6004 Susan Circle, Valdosta, GA 31605
Residential Income, Valdosta, GA
Property Size2,776 SF
Lot Size0.53 Acres
Price / SF$169.27
Days on Market55
Property Features for 6004 Susan Circle
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
MAZ-2
Bedrooms
6
Bathrooms
6
Full bathrooms
6
Rooms
Bedroom 4, Bedroom 3, Bedroom 1, Bedroom 6, Bathroom 5, Bathroom 6, Bathroom 1, Bathroom 3, Bedroom 2, Bathroom 4, Bedroom 5, Bathroom 2
Patio and Porch features
Patio
Interior features
Blinds, Ceiling Fan(s)
Exterior features
Handicap Access
Accessibility
Accessible Approach with Ramp
Appliances
Refrigerator, Electric Range
Subdivision
Pointe North
Standard status
Active
APN
0180-081
Size
2,776 SF
Lot size
0.53 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
o
Tax Annual Amount
2480
Legal Description
o
Utilities
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
washer/dryer hookups
storage area
Building Details
Year built
1997
Floors in Building
1
Flooring type
Vinyl, Concrete
Building materials
Frame, Vinyl Siding
Roof type
Shingle
Listing Agency:
Hogan and Associates Realty Advisors, LLC
(229) 599-0054
Listed By:
Melissa Taylor · License #203174
(229) 445-1270
Added: Aug 4
Changed: Sep 25
Last Checked: Sep 27 at 6:06AM
MLS# 154609
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 three-unit residential property contains three two-bedroom, two-bathroom homes. The kitchens have been updated and include stainless steel appliances; luxury vinyl flooring is also noted. Each residence has washer and dryer hookups, a patio, and a small storage area. The building was constructed in 1997 and has central heating and air conditioning.
The property occupies 0.53 acres and is zoned MAZ-2. Additional features include an accessible approach with a ramp, public water, and a septic system. A rental management company is currently in place.
The property occupies 0.53 acres and is zoned MAZ-2. Additional features include an accessible approach with a ramp, public water, and a septic system. A rental management company is currently in place.
Key Highlights
- Three residences, each with 2 bedrooms and 2 bathrooms
- Updated kitchens with stainless steel appliances
- 0.53‑acre property zoned MAZ‑2
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
$18,532
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
3.94%
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%
$370,640
$370.6K
Cap Rate 7%
$264,743
$264.7K
Cap Rate 9%
$205,911
$205.9K
Market Conditions
NOI Build-Up for 2,776 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
$28.3K $10.20/SF
− Vacancy
−$1.8K −$0.66/SF
EGI
$26.5K $9.54/SF
− OpEx
−$7.9K −$2.86/SF
NOI
$18.5K $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%
$370,640
Cap Rate 7%
$264,743
Cap Rate 9%
$205,911
Alternative Uses
Best Use
Multifamily LT 5
$264.7K
$231.7K – $308.9K
NOI $18,532 @ 7.0% cap · market cap 3.94%
Second Best
Apartment 5plus
$238.1K
$208.4K – $277.8K
NOI $16,670 @ 7.0% cap · market cap 3.55%
Theoretical Best
Office A
$421.4K
$368.8K – $491.7K
NOI $29,501 @ 7.0% cap · market cap 6.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
38
Businesses Nearby
Explore this area
Business Placement
Demographics for 31605, GA
23,682
Population
9,642
Households
2.5
Avg Household Size
32
Median Age
35%
College-Educated
95%
High-School Grad
48.8 sq mi
ZIP Area
485
Density / Sq Mi
$73,991
Median Household Income
$42,359
Median Earnings
$1,230
Median Rent
$211,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Each residence offers laundry hookups, a patio, and adjoining storage.
Where is this triplex located?
The property is located at 6004 Susan Circle Valdosta, GA.
What is the asking price?
The asking price for this property is $469,900.
What are key features of this property?
This property features: Three residences, each with 2 bedrooms and 2 bathrooms; Updated kitchens with stainless steel appliances; 0.53‑acre property zoned MAZ‑2
