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    Historic Valdosta Building For Sale Title is generated by Realmo AI

    132 N Pattterson, Valdosta, GA 31601

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    Claim this Listing
    Pending
    $629,000

    COMMERCIAL - Valdosta, GA

    Property size:
    4,656 SF
    Lot size:
    0.05 Acres
    Added:
    Sep 30, 2025
    Days on Market:
    246
    Last Refresh:
    Jun 2 at 4:06 am

    Property Features for 132 N Pattterson

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    CD
    Standard status
    Pending
    APN
    0120A 126
    Size
    4,656 SF
    Lot size
    0.05 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    LT 11 BLK 9
    Tax Annual Amount
    5642

    Building Details

    Year built
    1900

    We can help!

    Listing Contact
    Tammy Borders

    Listing agent Tammy Borders License #207186

    Listing office REAL LIVING REALTY ADVISORS 1008 Slater St, Valdosta, GA

    Listing date Sep 30, 2025

    MLS# 146348

    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

    • Prime downtown Valdosta location.
    • Rooftop bar/dining area with recent decking improvements.
    • Two‑story historic building.
    • Formerly a restaurant, with much of the equipment still present.
    • Second floor private dining room.
    • Open concept kitchen in main dining room.

    Overview

    This two-story historic building is located in downtown Valdosta, Georgia. The property, formerly a restaurant, includes most of the equipment needed to resume operations. Recent improvements include replacement of windows in the second-floor bar area and replacement of most of the rooftop bar decking. The rooftop provides space for dining or casual evening drinks. The second floor features a private dining room with two public restrooms and a private staff restroom. The main dining room is located downstairs with an open concept kitchen. Tables, pews, and chairs remain with the property. The building size is 4,656 square feet and the lot size is 0.05 acres. The zoning is CD.

    Local Financial Insights For Specialty Retail

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $61.5k $13.20
    − Vacancy −$4.2k −$0.90
    EGI $57.3k $12.30
    − OpEx −$14.3k −$3.08
    NOI $43.0k $9.23
    4,656 SF · lease $13.20/SF/yr · vacancy 6.80% · expense 25.00%

    Alternative Uses

    Best Use
    Specialty Retail
    $613.7K
    $537.0K – $716.0K (±1% cap)
    NOI $42,960 @ 7.0% cap · market cap 6.83%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $706.9K
    $618.5K – $824.7K (±1% cap)
    NOI $49,480 @ 7.0% cap · market cap 7.87%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Conventional restaurants

    Map

    City
    Valdosta
    County
    Lowndes
    State
    Georgia
    Longitude
    -83.2795708
    Latitude
    30.8316419

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    FAQs

    What type of property is this?
    Conventional restaurant - Two-story commercial building in downtown Valdosta, Georgia.
    Where is this conventional restaurant located?
    The property is located at 132 N Pattterson Valdosta, GA.
    What is the asking price?
    The asking price for this property is $629,000.
    What are key features of this property?
    This property features: Prime downtown Valdosta location.; Rooftop bar/dining area with recent decking improvements.; Two‑story historic building.
    (229) 560-5889
    We can help!
    Listing Contact
    Tammy Borders
    Real Estate License ID: 207186
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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.

    More about this property
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