Warehouse Complex with Fenced
For Sale
$749,900
1009 W Hill Avenue, Valdosta, GA 31601
Commercial Sale, Valdosta, GA
Property Size14,050 SF
Lot Size1.56 Acres
Price / SF$53.37
Days on Market165
Property Features for 1009 W Hill Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
CH
Subdivision
4-S Baytree Rd to W Oak St to S Hill Ave (CtyLmts)
Standard status
Active
APN
0119D 080
Size
14,050 SF
Lot size
1.56 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Long Legal in Office
Tax Annual Amount
3835
Legal Description
Long Legal in Office
Amenities
breakroom
restroom
backlit pole sign
Listing Agency:
THE HERNDON COMPANY
(229) 244-1992
Listed By:
Jon Bollinger · License #330895
(229) 269-3687
Added: Apr 7
Changed: Aug 19
Last Checked: Sep 18 at 5:06AM
MLS# 153225
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 warehouse property includes a primary building with approximately 10,150 square feet, 25' sidewalls, and 27' clear height at the ridge. The front office area has two private offices, a shipping and receiving office, and a restroom. Warehouse improvements include three dock positions, two 16' roll-up doors, one sliding door, a breakroom, an additional restroom, and a full sprinkler system. An 8' x 30' concrete pad supports loading activity.
A second warehouse contains 3,600 square feet with matching 25' sidewalls and 27' ridge height, plus a 16' roll-up drive-in door. The 1.56-acre site also features a fenced yard, double-gate access, a backlit pole sign, and circulation around the buildings for trucks. Located at 1009 W Hill Avenue in Valdosta, the property is 1.5 miles from I-75 and zoned CH.
A second warehouse contains 3,600 square feet with matching 25' sidewalls and 27' ridge height, plus a 16' roll-up drive-in door. The 1.56-acre site also features a fenced yard, double-gate access, a backlit pole sign, and circulation around the buildings for trucks. Located at 1009 W Hill Avenue in Valdosta, the property is 1.5 miles from I-75 and zoned CH.
Key Highlights
- Primary warehouse contains approximately 10,150 square feet with 25' sidewalls and 27' clear height at the ridge
- Secondary warehouse adds 3,600 square feet with 25' sidewalls, 27' ridge height, and a 16' roll‑up drive‑in door
- Three dock positions include two 16' roll‑up doors and one sliding door
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
$63,318
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
8.44%
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%
$1,266,360
$1.3M
Cap Rate 7%
$904,543
$904.5K
Cap Rate 9%
$703,533
$703.5K
Market Conditions
NOI Build-Up for 14,050 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
$97.8K $6.96/SF
− Vacancy
−$7.3K −$0.52/SF
EGI
$90.5K $6.44/SF
− OpEx
−$27.1K −$1.93/SF
NOI
$63.3K $4.51/SF
Area
Lowndes County, GA
Vacancy
7.50%
Lease Rate
$6.96 /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%
$1,266,360
Cap Rate 7%
$904,543
Cap Rate 9%
$703,533
Alternative Uses
Best Use
Warehouse
$1.18M
$1.04M – $1.38M
NOI $82,810 @ 7.0% cap · market cap 11.04%
Second Best
Industrial
$904.5K
$791.5K – $1.06M
NOI $63,318 @ 7.0% cap · market cap 8.44%
Theoretical Best
Office A
$2.13M
$1.87M – $2.49M
NOI $149,312 @ 7.0% cap · market cap 19.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Dock-high doors
1
Drive-in doors
Yes
Sprinkler system
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
310
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 31601, GA
32,331
Population
14,345
Households
2.3
Avg Household Size
33
Median Age
15%
College-Educated
82%
High-School Grad
159.0 sq mi
ZIP Area
203
Density / Sq Mi
$34,846
Median Household Income
$28,878
Median Earnings
$872
Median Rent
$112,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in South region
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Similar Off Market Nearby
- All States Moving & Storage — 1009 W Hill Ave, Valdosta, GA 31601
Frequently Asked Questions
What type of property is this?
Warehouse - Two warehouse buildings provide office support, loading infrastructure, sprinkler protection, and secured outdoor storage capacity.
Where is this warehouse located?
The property is located at 1009 W Hill Avenue Valdosta, GA.
What is the asking price?
The asking price for this property is $749,900.
What are key features of this property?
This property features: Primary warehouse contains approximately 10,150 square feet with 25' sidewalls and 27' clear height at the ridge; Secondary warehouse adds 3,600 square feet with 25' sidewalls, 27' ridge height, and a 16' roll‑up drive‑in door; Three dock positions include two 16' roll‑up doors and one sliding door
