Four-Unit Duplex
For Sale
Contact for pricing
6006 Susan Circle, Valdosta, GA 31605
Two contiguous duplexes across from Moody Air Force Base offer four 2BR/2BA units with individually metered utility billing.
Property Size4,246 SF
Price / SF$93.03
Days on Market64
Property Features for 6006 Susan Circle
General Information
Standard status
Active
Size
4,246 SF
Class
B
Property subtype
Special Purpose
Zoning
MAZ-II
Occupancy
100%
Investment Type
Stabilized
Building Details
Year Built
1996
Buildings
2
Stories
1
Units
4
Tenancy
Single
Listing Agency:
Coldwell Banker Commercial Premier Real Estate
(229) 244-3535
Listed By:
John Courson · License #342868
Source:
Crexi
Added: Jun 9
Changed: Aug 10
Last Checked: Aug 11 at 4:29PM
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 Commercial Premier Real Estate
Investment Insights
Based on property information with market context.
This for-sale portfolio features two contiguous duplex properties, 6006 Susan Circle and 6010 Susan Circle, comprising four total 2BR/2BA residential units. The buildings are described as well-maintained, with vinyl siding exteriors and durable construction. Each unit has its own private entrance and dedicated parking, and residents have W/D hookups. The premium unit is noted as having a fenced backyard and an above-ground pool, along with updated appliance packages. The portfolio is also described as having individual metering, with tenants billed directly by utility providers.
The properties are located directly across from Moody Air Force Base. The offering is reported to generate $5,500 per month in gross rental income, with unit rents listed at $1,800, $1,350, $1,300, and $1,050 per month. The combined site is described as approximately one acre, supporting a lower-density residential layout.
For investors, the mix of individually metered units and separate utility billing is intended to simplify day-to-day operations. For owner-occupants, the configuration of four duplex units can support living in one unit while renting the others. With four spacious floorplans and dedicated parking for residents, the portfolio is positioned for tenants seeking practical, self-contained duplex living.
The properties are located directly across from Moody Air Force Base. The offering is reported to generate $5,500 per month in gross rental income, with unit rents listed at $1,800, $1,350, $1,300, and $1,050 per month. The combined site is described as approximately one acre, supporting a lower-density residential layout.
For investors, the mix of individually metered units and separate utility billing is intended to simplify day-to-day operations. For owner-occupants, the configuration of four duplex units can support living in one unit while renting the others. With four spacious floorplans and dedicated parking for residents, the portfolio is positioned for tenants seeking practical, self-contained duplex living.
Key Highlights
- Two contiguous duplexes across from Moody Air Force Base (6006 and 6010 Susan Circle) with four total units
- All units are 2BR/2BA, generating $5,500/month in gross rental income
- Unit rents: $1,800 with fenced backyard and above‑ground pool, plus $1,350, $1,300, and $1,050/month
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
7.18%
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 7.18%
Second Best
Apartment 5plus
$364.3K
$318.7K – $425.0K
NOI $25,498 @ 7.0% cap · market cap 6.46%
Theoretical Best
Office A
$644.6K
$564.0K – $752.1K
NOI $45,123 @ 7.0% cap · market cap 11.42%
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?
Duplex - Two contiguous duplexes across from Moody Air Force Base offer four 2BR/2BA units with individually metered utility billing.
Where is this duplex located?
The property is located at 6006 Susan Circle Valdosta, GA.
What is the asking price?
The asking price for this property is $395,000.
What are key features of this property?
This property features: Two contiguous duplexes across from Moody Air Force Base (6006 and 6010 Susan Circle) with four total units; All units are 2BR/2BA, generating $5,500/month in gross rental income; Unit rents: $1,800 with fenced backyard and above‑ground pool, plus $1,350, $1,300, and $1,050/month
