Four-Unit Duplex
For Sale
$755,000
6010 Susan Cir, Valdosta, GA 31605
Two contiguous duplexes offer individually metered units, private entrances, dedicated parking, and convenient access across from Moody Air Force Base.
Property Size4,246 SF
Lot Size1.00 Acre
Days on Market14
Property Features for 6010 Susan Cir
General Information
Standard status
Active
Size
4,246 SF
Lot size
1.00 Acre
Property subtype
Multi-Family
Units
Unit Mix
4 x 2BR/2BA
Multifamily Units
4
Additional Details
Gross Income
$66,000
Utilities to Site
Yes
Amenities
W/D hookups
updated appliance packages
private entrances
dedicated parking
spacious floorplans
Building Details
Building Size
4,246 SF
Year Built
1996
Buildings
2
Units
4
Listing Agency:
Coldwell Banker Commercial Premier Real Estate
(229) 244-3535
Listed By:
Autumn Wibright · License #342868
Source:
Commercialcafe
Added: Aug 17
Changed: Aug 24
Last Checked: Aug 29 at 6:21AM
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 multifamily offering includes two contiguous duplexes at 6006 and 6010 Susan Circle, together comprising four spacious 2BR/2BA units. Built in 1996, the properties feature vinyl siding exteriors, private entrances, dedicated parking, washer and dryer hookups, and updated appliance packages. One unit includes a fenced backyard and above-ground pool. Individually metered utilities are billed directly to residents, supporting straightforward property operations.
The duplexes sit directly across from Moody Air Force Base in Valdosta, creating proximity to a major employment and residential demand center. The combined properties occupy approximately one acre, providing a lower-density setting for the four-unit portfolio. The configuration also accommodates an owner-occupant seeking to live in one unit while retaining the additional units as rental residences.
The duplexes sit directly across from Moody Air Force Base in Valdosta, creating proximity to a major employment and residential demand center. The combined properties occupy approximately one acre, providing a lower-density setting for the four-unit portfolio. The configuration also accommodates an owner-occupant seeking to live in one unit while retaining the additional units as rental residences.
Key Highlights
- Four 2BR/2BA units across two contiguous duplexes
- Directly across from Moody Air Force Base
- Approximately one acre combined
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 duplexes offer individually metered units, private entrances, dedicated parking, and convenient access across from Moody Air Force Base.
Where is this duplex located?
The property is located at 6010 Susan Cir 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 2BR/2BA units across two contiguous duplexes; Directly across from Moody Air Force Base; Approximately one acre combined
