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    Douglas- 63 Door Portfolio, Douglas, GA 31533

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    For Sale
    $4,145,000

    MULTI_FAMILY - Douglas, GA

    Property size:
    61,338 SF
    Lot size:
    27.80 Acres
    Price / SF:
    $67/SF
    Added:
    Jun 4, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 6 at 6:06 am

    Property Features for Douglas- 63 Door Portfolio

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    R, C
    Standard status
    Active
    APN
    Multi
    Size
    61,338 SF
    Lot size
    27.80 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    Multi
    Tax Annual Amount
    11881

    Utilities

    Sewer type
    Public Sewer, Septic Tank
    Heating system
    Central
    Cooling system
    Electric, Central Air
    Water source
    Public, Well

    Building Details

    Floors in Building
    1
    Roof type
    Metal, Shingle

    We can help!

    Listing Contact
    Caleb Ross
    Caleb Ross

    Listing agent Caleb Ross License #433083

    Listing office Canopy Realty Group 2904 N Oak St, Valdosta, GA

    Listing date Jun 4, 2026

    MLS# 153914 Listing URL

    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.

    HighLights

    • 63‑unit workforce housing portfolio in Douglas, GA across Coffee County with current annual rents of $442,236
    • Portfolio unit mix includes 22 park‑owned homes, 13 tenant‑owned home lots, 9 single‑family rentals, 4 duplexes, 1 triplex, and 2 quadplexes
    • Currently 95.24% occupied with tenant‑paid utilities and individually metered electric service
    • Utilities and services: 22 homes served by city water; 16 properties on city sewer; remainder uses private well/septic
    • Capital improvements include 28 recently installed metal roofs across the portfolio
    • Approx. 8.0% cap rate at asking price; 9.35% projected pro forma cap rate with market rents estimated at $46,125/month

    Overview

    This offering is a 63-unit workforce housing portfolio with a mix of 22 park-owned homes, 13 tenant-owned home lots, 9 single-family rentals, 4 duplexes, 1 triplex, and 2 quadplexes. The portfolio includes 7 park-owned homes located within a mobile home park that also includes 13 lot rents, with the remainder of the homes dispersed throughout Douglas and Coffee County. Several utilities are handled through tenant-paid arrangements, with individually metered electric service across the portfolio. City water serves 22 homes, and 16 properties are connected to city sewer, with private well and septic infrastructure used for the remainder. Ownership has completed capital improvements including recently installed metal roofs on 28 homes.

    The portfolio is 95.24% occupied and generates current annual rents of $442,236. Forty-two tenants are currently on month-to-month leases, while the remaining tenants are secured under one-year lease agreements. Detailed financials, a rent roll, and property information are available for qualified buyers.

    For buyers seeking an established rental portfolio, this structure offers scale across multiple residential unit types and management profiles. With tenant-paid utilities and a meaningful portion of month-to-month leases, a new owner has the ability to evaluate operational and lease-management strategies while continuing to operate an income-producing workforce housing asset. The seller also notes an approximate 8.0% current cap rate at the asking price and a projected 9.35% pro forma cap rate based on market rent levels.
    Location Intelligence

    Current Use by Public Records

    Mobile home & RV ...

    Map

    City
    Douglas
    County
    Coffee
    State
    Georgia
    Longitude
    -82.8498654
    Latitude
    31.5088073

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    FAQs

    What type of property is this?
    Mobile home & RV park - 63-unit workforce housing portfolio with mixed duplexes and rentals, tenant-paid utilities, and majority month-to-month tenancy.
    Where is this mobile home & rv park located?
    The property is located at Douglas- 63 Door Portfolio Douglas, GA.
    What is the asking price?
    The asking price for this property is $4,145,000.
    What are key features of this property?
    This property features: 63‑unit workforce housing portfolio in Douglas, GA across Coffee County with current annual rents of $442,236; Portfolio unit mix includes 22 park‑owned homes, 13 tenant‑owned home lots, 9 single‑family rentals, 4 duplexes, 1 triplex, and 2 quadplexes; Currently 95.24% occupied with tenant‑paid utilities and individually metered electric service
    (904) 400-2069
    We can help!
    Listing Contact
    Caleb Ross
    Caleb Ross
    Real Estate License ID: 433083
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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