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    Historic CC Varnedoe Building Title is generated by Realmo AI

    134 N Patterson Street, Valdosta, GA 31601

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    Claim this Listing
    For Sale
    Under Contract
    $695,000

    COMMERCIAL - Valdosta, GA

    Property size:
    7,020 SF
    Lot size:
    0.05 Acres
    Price / SF:
    $99/SF
    Added:
    Dec 26, 2025
    Days on Market:
    151
    Last Refresh:
    May 26 at 2:06 am

    Property Features for 134 N Patterson Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    C-D
    Standard status
    Active Under Contract
    APN
    0120A 125
    Size
    7,020 SF
    Lot size
    0.05 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    In listing office
    Tax Annual Amount
    5084

    We can help!

    Listing Contact
    John Courson
    John Courson

    Listing agent John Courson License #342868

    Listing office COLDWELL BANKER PREMIER REAL E 1616 Norman Dr Suite E, Valdosta, GA

    Listing date Dec 26, 2025

    MLS# 147132

    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 with high street‑level visibility.
    • Significant redevelopment potential for loft apartments, creative office space, or mixed‑use concepts on the unfinished second and third floors.
    • Unique architectural landmark with a detailed brick facade, arched masonry, and impressive historic windows.
    • Finished first floor ideal for professional office, retail, gallery, or boutique.
    • Original hardwood floors, exposed brick walls, and classic ceiling details create an authentic atmosphere.
    • Existing elevator servicing all levels enhances accessibility and redevelopment flexibility.

    Overview

    Located at 134 N Patterson Street in downtown Valdosta, the historic CC Varnedoe Building is an architectural landmark with redevelopment potential. The building features a detailed brick facade, arched masonry, and windows. The first floor is finished and suited for a professional office, retail space, gallery, or boutique. It offers street-level visibility along Patterson Street. The interior includes original hardwood floors, exposed brick walls, and ceiling details. The second and third floors are unfinished, providing an opportunity for loft-style apartments, creative office space, studio environments, or mixed-use concepts. The upper levels have natural light from tall, historic windows. Exposed beams, brick, and open floor plans enhance the adaptive reuse potential. An existing elevator services all levels, adding flexibility for redevelopment and improving accessibility for future residential or commercial use. The property is ideal for investors, owner-users, or developers seeking a project with long-term upside. The lot size is 0.054 acres, and the property size is 7020 square feet. The zoning is C-D.

    Financial Insights

    Value Estimation Calculated for Mixed Use

    Conservative
    $643.5K
    NOI $57,915 @ 9.00% cap · cautious / downside scenario
    Moderate
    $827.4K
    NOI $57,915 @ 7.00% cap · market / base-case scenario
    Aggressive
    $1.16M
    NOI $57,915 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    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.
         Calculated for Mixed Use

    Component $ $/SF
    Gross rent $105.3k $15.00
    − Vacancy −$12.6k −$1.80
    EGI $92.7k $13.20
    − OpEx −$34.7k −$4.95
    NOI $57.9k $8.25
    7,020 SF · lease $15.00/SF/yr · vacancy 12.00% · expense 37.50%

    Alternative Use Scenarios

    Best Use
    Mixed Use
    $827.4K
    $723.9K – $965.3K (±1% cap)
    NOI $57,915 @ 7.0% cap · market cap 8.33%
    Second Best
    Retail
    $791.6K
    $692.7K – $923.6K (±1% cap)
    NOI $55,415 @ 7.0% cap · market cap 7.97%
    Theoretical Best
    Office A
    $1.07M
    $932.5K – $1.24M (±1% cap)
    NOI $74,603 @ 7.0% cap · market cap 10.73%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Herrera & Sardiña Law Firm Curate (Bike/Boat/Book/etc) Store

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Valdosta
    County
    Lowndes
    State
    Georgia
    Longitude
    -83.2795827
    Latitude
    30.8316709

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    FAQs

    What type of property is this?
    Mixed-use property - Landmark building in downtown Valdosta with redevelopment potential.
    Where is this mixed-use property located?
    The property is located at 134 N Patterson Street Valdosta, GA.
    What is the asking price?
    The asking price for this property is $695,000.
    What are key features of this property?
    This property features: Prime downtown Valdosta location with high street‑level visibility.; Significant redevelopment potential for loft apartments, creative office space, or mixed‑use concepts on the unfinished second and third floors.; Unique architectural landmark with a detailed brick facade, arched masonry, and impressive historic windows.
    (229) 251-4632
    We can help!
    Listing Contact
    John Courson
    John Courson
    Real Estate License ID: 342868
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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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