Office Building with Flexible
For Sale
$259,900
1115 Slater, Valdosta, GA 31601
Commercial Sale, Valdosta, GA
Property Size1,976 SF
Lot Size0.23 Acres
Price / SF$131.53
Days on Market101
Property Features for 1115 Slater
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
RP
Subdivision
Ashley Terrace
Standard status
Active
APN
0116C 019
Size
1,976 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Lt 1 Blk C Ashley Terrace
Tax Annual Amount
2341
Legal Description
Lt 1 Blk C Ashley Terrace
Building Details
Year built
1976
Listing Agency:
Southern Classic Realtors
(678) 635-8877
Listed By:
Samuel Straka · License #406171
(229) 561-9938
Added: May 21
Changed: Aug 20
Last Checked: Aug 29 at 6:06AM
MLS# 153761
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 1,976-square-foot office building, constructed in 1976, is arranged with 8 executive offices, a reception area, kitchenette, and 3 bathrooms. Four entrances support separate access points and adaptable interior configurations. The property currently operates as a real estate office and includes a newer commercial HVAC unit, a new fence, and enclosed storage at the rear.
The office is within walking distance of VSU and nearby amenities in Valdosta, Georgia. RP zoning supports a range of potential office-related uses, subject to applicable requirements. The combination of existing office improvements, multiple access points, and rear storage provides a practical layout for an owner-user or an operation requiring distinct work areas.
The office is within walking distance of VSU and nearby amenities in Valdosta, Georgia. RP zoning supports a range of potential office-related uses, subject to applicable requirements. The combination of existing office improvements, multiple access points, and rear storage provides a practical layout for an owner-user or an operation requiring distinct work areas.
Key Highlights
- 1,976‑square‑foot office building on 0.23 acres
- 8 executive offices with reception area and kitchenette
- 3 bathrooms and 4 separate entrances
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
$15,259
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
5.87%
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%
$305,180
$305.2K
Cap Rate 7%
$217,986
$218.0K
Cap Rate 9%
$169,544
$169.5K
Market Conditions
NOI Build-Up for 1,976 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
$26.1K $13.20/SF
− Vacancy
−$5.7K −$2.90/SF
EGI
$20.3K $10.30/SF
− OpEx
−$5.1K −$2.57/SF
NOI
$15.3K $7.72/SF
Area
Lowndes County, GA
Vacancy
22.00%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
25.00%
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%
$305,180
Cap Rate 7%
$217,986
Cap Rate 9%
$169,544
Alternative Uses
Best Use
Office B
$218.0K
$190.7K – $254.3K
NOI $15,259 @ 7.0% cap · market cap 5.87%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$300.0K
$262.5K – $350.0K
NOI $20,999 @ 7.0% cap · market cap 8.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
803
Businesses Nearby
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - RP-zoned office property with multiple entrances, executive workspaces, support areas, and fenced rear storage.
Where is this office building located?
The property is located at 1115 Slater Valdosta, GA.
What is the asking price?
The asking price for this property is $259,900.
What are key features of this property?
This property features: 1,976‑square‑foot office building on 0.23 acres; 8 executive offices with reception area and kitchenette; 3 bathrooms and 4 separate entrances
