Strip Mall with Full
For Sale
$495,000
3971 Inner Perimeter, Valdosta, GA 31605
Commercial Sale, Valdosta, GA
Property Size4,000 SF
Lot Size0.89 Acres
Price / SF$123.75
Days on Market292
Property Features for 3971 Inner Perimeter
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-H
Subdivision
2-N of Park Ave to E Oak St (City Limits)
Standard status
Active
APN
0149B 034
Size
4,000 SF
Lot size
0.89 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
DB 3979-75
Tax Annual Amount
6941
Legal Description
DB 3979-75
Building Details
Year built
2006
Listing Agency:
FIRST COMMERCIAL REAL ESTATE
(229) 561-1939
Listed By:
Scott Alderman · License #109748
(229) 561-1939
Added: Nov 3, 2025
Changed: Aug 20
Last Checked: Aug 22 at 6:06AM
MLS# 146713
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.
Built in 2006, this 4,000-square-foot strip mall contains three commercial suites and is fully leased. The property includes a 2,000-square-foot combined Unit A/B and two additional 1,000-square-foot units identified as Unit C and Unit D. C-H zoning supports its established commercial use, while water and sewer are available at the site.
The 0.893-acre property sits inside Valdosta on Inner Perimeter, a four-lane divided corridor carrying a reported 15,000 vehicles per day. The surrounding area includes ongoing city water and sewer installation and new development, including a U-Haul Moving & Storage Center identified as coming soon. Its tenant occupancy, suite configuration, and corridor exposure create a straightforward commercial real estate asset with existing operating use.
The 0.893-acre property sits inside Valdosta on Inner Perimeter, a four-lane divided corridor carrying a reported 15,000 vehicles per day. The surrounding area includes ongoing city water and sewer installation and new development, including a U-Haul Moving & Storage Center identified as coming soon. Its tenant occupancy, suite configuration, and corridor exposure create a straightforward commercial real estate asset with existing operating use.
Key Highlights
- 4,000‑square‑foot strip mall built in 2006
- 100% leased across three commercial units
- 2,000‑square‑foot combined Unit A/B plus 1,000‑square‑foot Units C and D
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
$31,576
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
6.38%
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%
$631,520
$631.5K
Cap Rate 7%
$451,086
$451.1K
Cap Rate 9%
$350,844
$350.8K
Market Conditions
NOI Build-Up for 4,000 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
$50.4K $12.60/SF
− Vacancy
−$5.3K −$1.32/SF
EGI
$45.1K $11.28/SF
− OpEx
−$13.5K −$3.38/SF
NOI
$31.6K $7.89/SF
Area
Lowndes County, GA
Vacancy
10.50%
Lease Rate
$12.60 /SF/Yr
Expense Ratio
30.00%
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%
$631,520
Cap Rate 7%
$451,086
Cap Rate 9%
$350,844
Alternative Uses
Best Use
Retail
$451.1K
$394.7K – $526.3K
NOI $31,576 @ 7.0% cap · market cap 6.38%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$607.3K
$531.4K – $708.5K
NOI $42,509 @ 7.0% cap · market cap 8.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
15,000 VPD
Traffic count
100%
Occupancy
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
94
Businesses Nearby
Explore this area
Business Placement
Demographics for 31605, GA
23,682
Population
9,642
Households
2.5
Avg Household Size
32
Median Age
35%
College-Educated
95%
High-School Grad
48.8 sq mi
ZIP Area
485
Density / Sq Mi
$73,991
Median Household Income
$42,359
Median Earnings
$1,230
Median Rent
$211,900
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Strip mall - Three commercial suites are leased, with C-H zoning and municipal water and sewer serving the site.
Where is this strip mall located?
The property is located at 3971 Inner Perimeter Valdosta, GA.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: 4,000‑square‑foot strip mall built in 2006; 100% leased across three commercial units; 2,000‑square‑foot combined Unit A/B plus 1,000‑square‑foot Units C and D
