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    Historic Building in Downtown Valdosta Title is generated by Realmo AI

    208 N Patterson, Valdosta, GA 31601

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    For Sale
    $829,000

    COMMERCIAL - Valdosta, GA

    Property size:
    7,560 SF
    Lot size:
    0.10 Acres
    Price / SF:
    $109/SF
    Added:
    Feb 26, 2026
    Days on Market:
    84
    Last Refresh:
    May 21 at 4:06 pm

    Property Features for 208 N Patterson

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    CD
    Standard status
    Active
    APN
    0118C 129
    Size
    7,560 SF
    Lot size
    0.10 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    9424

    We can help!

    Listing Contact
    Jordan Ganas

    Listing agent Jordan Ganas License #411730

    Listing office Southern Classic Realtors P.O. Box 6565, Athens, GA

    Listing date Feb 26, 2026

    MLS# 149792

    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 location directly across from the Lowndes County Courthouse.
    • Fully renovated 7,560 square foot historic building with modern upgrades.
    • Complete restaurant kitchen setup ready for operation and approved for 300 occupancy.
    • Security and camera system, full sprinkler system, and updated infrastructure.
    • Beautiful exposed brick walls highlighting historic character.
    • Two floors with front and rear staircases and basement storage.

    Overview

    Located in downtown Valdosta, Georgia, directly across from the Lowndes County Courthouse, this fully renovated 7,560 square foot historic building offers visibility and flexibility. Originally renovated in 2015, the property combines historic charm with modern upgrades. Exposed brick walls highlight the character of the space, while a full sprinkler system, security and camera system, and updated infrastructure provide peace of mind. Approved for an occupancy of 300, it is suited for restaurant, entertainment, or large event use. The main level features a complete restaurant kitchen setup ready for operation, with a history of high bookings for special events. Two floors with both front and rear staircases allow for multiple layout options. A basement provides additional storage. The property is positioned in one of downtown's most desirable blocks. The lot size is 0.1 acres. The zoning is CD.
    Location Intelligence

    Current Use by Public Records

    Turn key restaurants

    Suggested Use

    Restaurant Real Estate Agency Building Supply Law Firm Dental Office Spa & Massage Center Big Box & Wholesale Store Hair Salon Auto Repair Shop Nail Salon

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

    Similar Places Nearby

    • Lavern's Catering & Creative Designz — 929 Bunche Dr, Valdosta, GA 31601
    • NickAMillion — 100 N Patterson St, Valdosta, GA 31601
    • Birdies Events & Catering — 206 n patterson st, valdosta, ga 31601

    Location Insight

    • Map
    • Local Demand
    City
    Valdosta
    County
    Lowndes
    State
    Georgia
    Longitude
    -83.2798914
    Latitude
    30.8322978

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    FAQs

    What type of property is this?
    Restaurant - Renovated 7,560 SF historic building ideal for restaurant/events.
    Where is this restaurant located?
    The property is located at 208 N Patterson Valdosta, GA.
    What is the asking price?
    The asking price for this property is $829,000.
    What are key features of this property?
    This property features: Prime downtown location directly across from the Lowndes County Courthouse.; **Fully renovated 7,560 square foot historic building with modern upgrades.**; **Complete restaurant kitchen setup ready for operation and approved for 300 occupancy.**
    (229) 269-1380
    We can help!
    Listing Contact
    Jordan Ganas
    Real Estate License ID: 411730
    Learn More
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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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