Four-Unit Duplex
For Sale
$755,000
6006-10 Susan Circle #4, Valdosta, GA 31605
Two contiguous buildings offer individually metered units, private entrances, and resident laundry hookups.
Property Size4,246 SF
Lot Size1.00 Acre
Days on Market34
Property Features for 6006-10 Susan Circle #4
General Information
Standard status
Active
Size
4,246 SF
Lot size
1.00 Acre
Property subtype
Residential Income
Zoning
MAZ-2
Financials
Gross Income
$66,000
Average Monthly Rent
$1,375
Units
Unit Mix
4 x 2BR/2BA
Multifamily Units
4
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$3,510
Amenities
above-ground pool
W/D hookups
updated appliance packages
private entrances
dedicated parking
Building Details
Building Size
4,246 SF
Year Built
1996
Buildings
2
Stories
1
Listing Agency:
COLDWELL BANKER PREMIER REAL E
(229) 244-3535
Listed By:
John Courson · License #342868
Source:
Cooperrealestate
Added: Jul 28
Changed: Aug 29
Last Checked: Aug 29 at 11:46AM
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 COLDWELL BANKER PREMIER REAL E
Investment Insights
Based on property information with market context.
This multifamily offering includes two contiguous duplexes comprising four 2BR/2BA units at 6006 and 6010 Susan Circle. Built in 1996, the properties feature vinyl siding exteriors, private entrances, dedicated parking, washer and dryer hookups, and updated appliance packages. One unit also includes a fenced backyard and above-ground pool. Each unit is individually metered, with residents billed directly by utility providers.
The duplexes sit directly across from Moody Air Force Base in Valdosta, Georgia, on approximately one acre combined. The MAZ-2-zoned properties provide a lower-density residential setting with four separate units and income-producing occupancy. The configuration also supports an owner-occupant arrangement, with one unit available for personal use and the remaining units continuing as residences.
The duplexes sit directly across from Moody Air Force Base in Valdosta, Georgia, on approximately one acre combined. The MAZ-2-zoned properties provide a lower-density residential setting with four separate units and income-producing occupancy. The configuration also supports an owner-occupant arrangement, with one unit available for personal use and the remaining units continuing as residences.
Key Highlights
- Four‑unit portfolio comprising two contiguous duplexes at 6006 and 6010 Susan Circle
- Four 2BR/2BA units built in 1996
- Directly across from Moody Air Force Base
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
$28,346
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
3.75%
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%
$566,920
$566.9K
Cap Rate 7%
$404,943
$404.9K
Cap Rate 9%
$314,956
$315.0K
Market Conditions
NOI Build-Up for 4,246 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
$43.3K $10.20/SF
− Vacancy
−$2.8K −$0.66/SF
EGI
$40.5K $9.54/SF
− OpEx
−$12.1K −$2.86/SF
NOI
$28.3K $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%
$566,920
Cap Rate 7%
$404,943
Cap Rate 9%
$314,956
Alternative Uses
Best Use
Multifamily LT 5
$404.9K
$354.3K – $472.4K
NOI $28,346 @ 7.0% cap · market cap 3.75%
Second Best
Apartment 5plus
$364.3K
$318.7K – $425.0K
NOI $25,498 @ 7.0% cap · market cap 3.38%
Theoretical Best
Office A
$644.6K
$564.0K – $752.1K
NOI $45,123 @ 7.0% cap · market cap 5.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Utilities to site
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?
Duplex - Two contiguous buildings offer individually metered units, private entrances, and resident laundry hookups.
Where is this duplex located?
The property is located at 6006-10 Susan Circle #4 Valdosta, GA.
What is the asking price?
The asking price for this property is $755,000.
What are key features of this property?
This property features: Four‑unit portfolio comprising two contiguous duplexes at 6006 and 6010 Susan Circle; Four 2BR/2BA units built in 1996; Directly across from Moody Air Force Base
