Flex Space with Warehouse
For Sale
$715,000
1420 Gornto Rd, Valdosta, GA 31602
Commercial Sale, Valdosta, GA
Property Size9,600 SF
Lot Size3.44 Acres
Price / SF$74.48
Days on Market64
Property Features for 1420 Gornto Rd
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-N
Subdivision
1-N of Baytree Rd to W Oak St (City Limits)
Standard status
Active
APN
0080C 224
Size
9,600 SF
Lot size
3.44 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
TRACTS A, B, C, D _3.44 ACRES _ PCB 1031
Tax Annual Amount
6586
Legal Description
TRACTS A, B, C, D _3.44 ACRES _ PCB 1031
Amenities
5 Offices
Large Conference Room
Medium Conference/Breakroom
shower
warehouse
roll up doors
Conference room with HVAC
small kitchen/breakroom area
bathroom with shower
Lean-To
Building Details
Year built
1972
Listing Agency:
eXp Realty, LLC
(888) 959-9461
Listed By:
Kimberly Hall
(229) 444-4629
Added: Jul 5
Changed: Aug 20
Last Checked: Sep 6 at 6:06AM
MLS# 154277
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 C-N-zoned flex property includes two buildings totaling 9,600 square feet on 3.44 acres. Building 1 contains 5,600 square feet with five offices, a large conference room, a conference/breakroom area, three bathrooms, and warehouse space with a roll-up door. Building 2 adds 4,000 square feet of warehouse area with five roll-up doors or bays, an HVAC-equipped conference room, a small kitchen/breakroom, and two bathrooms, including one beneath a covered area. One bathroom in each building includes a shower.
The property also includes a lean-to sized for four vehicles, fenced parking, and a separate parking or storage lot behind the buildings. Built in 1972, the site is located at 1420 Gornto Rd in Valdosta, Georgia, near Valdosta Mall, SGMC Health, Moody Air Force Base, and the interstate area.
The property also includes a lean-to sized for four vehicles, fenced parking, and a separate parking or storage lot behind the buildings. Built in 1972, the site is located at 1420 Gornto Rd in Valdosta, Georgia, near Valdosta Mall, SGMC Health, Moody Air Force Base, and the interstate area.
Key Highlights
- 9,600 SF across two warehouse and office buildings
- 3.44‑acre C‑N‑zoned property
- Building 1: 5,600 sq ft with 5 offices, conference areas, 3 bathrooms, and a roll‑up 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
$56,582
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
7.91%
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%
$1,131,640
$1.1M
Cap Rate 7%
$808,314
$808.3K
Cap Rate 9%
$628,689
$628.7K
Market Conditions
NOI Build-Up for 9,600 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
$71.4K $7.44/SF
− Vacancy
−$4.9K −$0.51/SF
EGI
$66.6K $6.93/SF
− OpEx
−$10.0K −$1.04/SF
NOI
$56.6K $5.89/SF
Area
Lowndes County, GA
Vacancy
6.80%
Lease Rate
$7.44 /SF/Yr
Expense Ratio
15.00%
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%
$1,131,640
Cap Rate 7%
$808,314
Cap Rate 9%
$628,689
Alternative Uses
Best Use
Office B
$1.06M
$926.6K – $1.24M
NOI $74,131 @ 7.0% cap · market cap 10.37%
Second Best
Warehouse
$808.3K
$707.3K – $943.0K
NOI $56,582 @ 7.0% cap · market cap 7.91%
Theoretical Best
Office A
$1.46M
$1.28M – $1.70M
NOI $102,021 @ 7.0% cap · market cap 14.27%
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
107
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 31602, GA
35,999
Population
15,201
Households
2.4
Avg Household Size
33
Median Age
32%
College-Educated
89%
High-School Grad
39.9 sq mi
ZIP Area
902
Density / Sq Mi
$55,980
Median Household Income
$34,919
Median Earnings
$1,046
Median Rent
$197,100
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Two buildings combine office suites, conference areas, warehouse space, and roll-up access for varied business operations.
Where is this flex space located?
The property is located at 1420 Gornto Rd Valdosta, GA.
What is the asking price?
The asking price for this property is $715,000.
What are key features of this property?
This property features: 9,600 SF across two warehouse and office buildings; 3.44‑acre C‑N‑zoned property; Building 1: 5,600 sq ft with 5 offices, conference areas, 3 bathrooms, and a roll‑up door
