Duplex with Two-Bedroom
For Sale
$370,000
Ab-6010 Susan Cir, Valdosta, GA 31605
Separately metered units include updated appliances and washer/dryer hookups on a spacious residential-income property.
Property Size2,123 SF
Lot Size0.50 Acres
Price / SF$174.28
Days on Market66
Property Features for Ab-6010 Susan Cir
General Information
Standard status
Active
Size
2,123 SF
Lot size
0.50 Acres
Property subtype
Residential Income
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Additional Details
Gross Income
$28,800
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$1,853
Amenities
updated appliances
W/D hookups
Building Details
Tenancy
Multi
Listing Agency:
COLDWELL BANKER PREMIER REAL E
(229) 251-4632
Listed By:
John Courson · License #342868
(229) 251-4632
Source:
Exprealty
Added: Jun 8
Changed: Aug 9
Last Checked: Aug 11 at 11:18AM
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.
6010 Susan Circle is a duplex containing two 2BR/2BA units within 2,123 SF on a 0.50-acre lot. The property includes parking and green space, along with updated appliances and washer/dryer hookups. Vinyl siding and an architectural shingle roof provide the documented exterior improvements.
Each unit is individually metered, and tenants are billed directly by utility providers. The property sits directly across from Moody Air Force Base and is minutes from shopping, dining, healthcare, and major employment centers. The neighboring duplex at 6006 Susan Circle is also available for separate or combined purchase, creating the potential to acquire contiguous multifamily assets.
Each unit is individually metered, and tenants are billed directly by utility providers. The property sits directly across from Moody Air Force Base and is minutes from shopping, dining, healthcare, and major employment centers. The neighboring duplex at 6006 Susan Circle is also available for separate or combined purchase, creating the potential to acquire contiguous multifamily assets.
Key Highlights
- Two 2BR/2BA units within 2,123 SF
- Situated on a 0.50‑acre lot with parking and green space
- 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
$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
3.83%
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 3.83%
Second Best
Apartment 5plus
$182.1K
$159.4K – $212.5K
NOI $12,749 @ 7.0% cap · market cap 3.45%
Theoretical Best
Office A
$322.3K
$282.0K – $376.0K
NOI $22,562 @ 7.0% cap · market cap 6.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
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 - Separately metered units include updated appliances and washer/dryer hookups on a spacious residential-income property.
Where is this duplex located?
The property is located at Ab-6010 Susan Cir Valdosta, GA.
What is the asking price?
The asking price for this property is $370,000.
What are key features of this property?
This property features: Two 2BR/2BA units within 2,123 SF; Situated on a 0.50‑acre lot with parking and green space; Directly across from Moody Air Force Base
