Updated Triplex with Modern
For Sale
$469,900
6004 Susan Circle, Valdosta, GA 31605
MULTI_FAMILY - Valdosta, GA
Property Size2,776 SF
Lot Size0.53 Acres
Price / SF$169.27
Days on Market10
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
Bathroom 1, Bedroom 1, Bedroom 5, Bathroom 4, Bedroom 4, Bathroom 5, Bathroom 6, Bedroom 6, Bathroom 3, Bathroom 2, Bedroom 2, Bedroom 3
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
small storage area
Building Details
Year built
1997
Floors in Building
1
Flooring type
Concrete, Vinyl
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
Last Checked: Aug 13 at 2:06AM
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 1997 triplex in Valdosta contains three two-bedroom, two-bathroom units, each measuring 925 square feet. The 2,776-square-foot property features updated vinyl flooring, modern kitchens with stainless appliances, central heating and central air, ceiling fans, and blinds. Each residence includes washer and dryer hookups plus a small storage area adjoining the rear patio. Frame construction, vinyl siding, and a shingle roof complete the building’s physical improvements.
The property occupies 0.53 acres at 6004 Susan Circle and carries MAZ-2 zoning. Public water and a septic tank serve the site. Accessibility features include an approach ramp and handicap access, while electric ranges and refrigerators are included in the unit amenities.
The property occupies 0.53 acres at 6004 Susan Circle and carries MAZ-2 zoning. Public water and a septic tank serve the site. Accessibility features include an approach ramp and handicap access, while electric ranges and refrigerators are included in the unit amenities.
Key Highlights
- Three‑unit triplex with 2 bedrooms and 2 bathrooms per unit
- Each unit contains 925 sq ft of living space
- 2,776‑square‑foot property on 0.53 acres
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
Property Profile
Current Use
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
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 - Three residential units offer updated finishes, stainless appliances, laundry hookups, and patio 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‑unit triplex with 2 bedrooms and 2 bathrooms per unit; Each unit contains 925 sq ft of living space; 2,776‑square‑foot property on 0.53 acres
