Nine-Unit Office
For Sale
$999,900
1806 Plum St, Valdosta, GA 31601
Commercial Sale, Valdosta, GA
Property Size8,928 SF
Lot Size0.41 Acres
Price / SF$111
Days on Market45
Property Features for 1806 Plum St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
O-R
Subdivision
REMERTON-PLUM/BAYTREE PL
Standard status
Active
APN
0082D 214
Size
8,928 SF
Lot size
0.41 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 12,14 CEDAR VILLAGE
Tax Annual Amount
15526
Legal Description
LOT 12,14 CEDAR VILLAGE
Building Details
Year built
2004
Listing Agency:
Southern Classic Realtors
(678) 635-8877
Listed By:
Steve Miller · License #380127
(229) 834-8628
Added: Aug 14
Changed: Aug 20
Last Checked: Sep 27 at 11:06PM
MLS# 154735
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 office complex contains 9 units across three buildings on a 0.41-acre parcel. The property totals 8,928 square feet and was constructed in 2004, providing a multi-suite configuration for established service and professional businesses. Current occupants include a metal building sales office, salons, and other service-oriented and professional operations.
The property is located in Valdosta, Georgia, and carries O-R zoning. Its combination of multiple buildings, varied existing business uses, and compact parcel size creates a distinct office asset within the local commercial inventory.
The property is located in Valdosta, Georgia, and carries O-R zoning. Its combination of multiple buildings, varied existing business uses, and compact parcel size creates a distinct office asset within the local commercial inventory.
Key Highlights
- 9 units distributed among three buildings
- 8,928 square feet on a 0.41‑acre parcel
- Built in 2004
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
$73,656
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
7.37%
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%
$1,473,120
$1.5M
Cap Rate 7%
$1,052,229
$1.1M
Cap Rate 9%
$818,400
$818.4K
Market Conditions
NOI Build-Up for 8,928 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
$133.9K $15.00/SF
− Vacancy
−$16.1K −$1.80/SF
EGI
$117.8K $13.20/SF
− OpEx
−$44.2K −$4.95/SF
NOI
$73.7K $8.25/SF
Area
Lowndes County, GA
Vacancy
12.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,473,120
Cap Rate 7%
$1,052,229
Cap Rate 9%
$818,400
Alternative Uses
Best Use
Mixed Use
$1.05M
$920.7K – $1.23M
NOI $73,656 @ 7.0% cap · market cap 7.37%
Second Best
Office B
$984.9K
$861.8K – $1.15M
NOI $68,942 @ 7.0% cap · market cap 6.89%
Theoretical Best
Office A
$1.36M
$1.19M – $1.58M
NOI $94,880 @ 7.0% cap · market cap 9.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
9
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
576
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Office property spanning three buildings with a mix of service and professional business occupants.
Where is this office units located?
The property is located at 1806 Plum St Valdosta, GA.
What is the asking price?
The asking price for this property is $999,900.
What are key features of this property?
This property features: 9 units distributed among three buildings; 8,928 square feet on a 0.41‑acre parcel; Built in 2004
