Duplex with Fenced Yard and
For Sale
$395,000
6006 Susan Circle, Valdosta, GA 31605
MULTI_FAMILY - Valdosta, GA
Property Size2,123 SF
Lot Size0.48 Acres
Price / SF$186.06
Days on Market67
Property Features for 6006 Susan Circle
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
MAZ-2
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 4, Bedroom 2, Bedroom 3, Bedroom 1, Bedroom 4, Bathroom 3, Bathroom 1, Bathroom 2
Patio and Porch features
Patio
Interior features
Blinds, Ceiling Fan(s)
Appliances
Refrigerator, Electric Range, Dishwasher
Subdivision
Pointe North
Standard status
Active
APN
0180 082
Size
2,123 SF
Lot size
0.48 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
in listing office
Tax Annual Amount
1657
Legal Description
in listing office
Utilities
Heating system
Central
Cooling system
Central Air
Amenities
fenced backyard
above-ground swimming pool
storage shed
modern appliance packages
private entrances
Building Details
Year built
1996
Floors in Building
1
Building materials
Vinyl Siding
Roof type
Shingle
Listing Agency:
COLDWELL BANKER PREMIER REAL E
(229) 244-3535
Listed By:
John Courson · License #342868
(229) 251-4632
Added: Jun 8
Changed: Aug 2
Last Checked: Aug 13 at 2:06AM
MLS# 153964
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 at 6006 Susan Circle offers two separate units within a well-maintained structure built in 1996. The home features vinyl siding and a shingle roof, with central heating and central air throughout. Interior details include ceiling fans and blinds, and the unit kitchens are equipped with a refrigerator, electric range, and dishwasher. A patio adds outdoor space for day-to-day use.
A key distinction is the premium outdoor setup: one side includes a fenced backyard, an above-ground swimming pool, and a separate storage shed. The property is located directly across from Moody Air Force Base in Valdosta, supporting steady demand from military personnel, civilian contractors, and workforce housing demand.
Zoned MAZ-2, this duplex totals 2,123 square feet on a 0.48-acre lot and is currently generating gross rental income with one unit leased and the other operating as the premium unit.
A key distinction is the premium outdoor setup: one side includes a fenced backyard, an above-ground swimming pool, and a separate storage shed. The property is located directly across from Moody Air Force Base in Valdosta, supporting steady demand from military personnel, civilian contractors, and workforce housing demand.
Zoned MAZ-2, this duplex totals 2,123 square feet on a 0.48-acre lot and is currently generating gross rental income with one unit leased and the other operating as the premium unit.
Key Highlights
- Duplex on 0.48‑acre lot with 2,123 SF total building area
- Built in 1996 with vinyl siding and shingle roof
- One unit features a fenced backyard, above‑ground swimming pool, and separate storage shed
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
$14,173
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
3.59%
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%
$283,460
$283.5K
Cap Rate 7%
$202,471
$202.5K
Cap Rate 9%
$157,478
$157.5K
Market Conditions
NOI Build-Up for 2,123 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
$21.7K $10.20/SF
− Vacancy
−$1.4K −$0.66/SF
EGI
$20.2K $9.54/SF
− OpEx
−$6.1K −$2.86/SF
NOI
$14.2K $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%
$283,460
Cap Rate 7%
$202,471
Cap Rate 9%
$157,478
Alternative Uses
Best Use
Multifamily LT 5
$202.5K
$177.2K – $236.2K
NOI $14,173 @ 7.0% cap · market cap 3.59%
Second Best
Apartment 5plus
$182.1K
$159.4K – $212.5K
NOI $12,749 @ 7.0% cap · market cap 3.23%
Theoretical Best
Office A
$322.3K
$282.0K – $376.0K
NOI $22,562 @ 7.0% cap · market cap 5.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
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 - Duplex built in 1996 with central heat and air, plus a fenced backyard with an above-ground swimming pool.
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: Duplex on 0.48‑acre lot with 2,123 SF total building area; Built in 1996 with vinyl siding and shingle roof; One unit features a fenced backyard, above‑ground swimming pool, and separate storage shed
