Flex Building with Service
For Sale
$299,900
417 E Hill Ave, Valdosta, GA 31601
Commercial Sale, Valdosta, GA
Property Size5,750 SF
Lot Size0.61 Acres
Price / SF$52.16
Days on Market94
Property Features for 417 E Hill Ave
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
CH
Subdivision
3-S of Park Ave to E Oak St to S Hill Ave
Standard status
Active
APN
0118D 051
Size
5,750 SF
Lot size
0.61 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
See Attached Deed
Tax Annual Amount
2333
Legal Description
See Attached Deed
Amenities
break room
Building Details
Year built
1984
Listing Agency:
Mercer Hughes Real Estate Group, Inc.
(229) 262-1388
Listed By:
Larry Mercer
(229) 292-6456
Added: Jun 19
Changed: Aug 20
Last Checked: Sep 20 at 7:06AM
MLS# 154104
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 5,750-square-foot flex property occupies 0.61 acres and was built in 1984. Its layout pairs a 50-by-32-foot front section with a 50-by-88-foot rear work area. The front includes an office and reception counter, a separate open display area, public and private bathrooms, an 8-by-12-foot storage room, and a 12-by-15-foot break room. The rear provides open workspace and a garage door for service-vehicle access.
Electrical infrastructure includes three breaker boxes, with 220V three-phase 400-amp power plus two additional 220V breaker boxes. The site offers paved parking for 10 vehicles and fronts US Hwy 84, also identified as Hill Ave, with an approximate traffic count of 11,000 vehicles per day. The current use is an air conditioning and heating service company, and the property is zoned CH.
Electrical infrastructure includes three breaker boxes, with 220V three-phase 400-amp power plus two additional 220V breaker boxes. The site offers paved parking for 10 vehicles and fronts US Hwy 84, also identified as Hill Ave, with an approximate traffic count of 11,000 vehicles per day. The current use is an air conditioning and heating service company, and the property is zoned CH.
Key Highlights
- 5,750 SF building on 0.61 acres
- 50‑by‑88‑foot rear open work area with garage‑door entry
- 220V three‑phase 400‑amp power plus two separate 220V breaker boxes
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
$25,913
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
8.64%
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%
$518,260
$518.3K
Cap Rate 7%
$370,186
$370.2K
Cap Rate 9%
$287,922
$287.9K
Market Conditions
NOI Build-Up for 5,750 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
$40.0K $6.96/SF
− Vacancy
−$3.0K −$0.52/SF
EGI
$37.0K $6.44/SF
− OpEx
−$11.1K −$1.93/SF
NOI
$25.9K $4.51/SF
Area
Lowndes County, GA
Vacancy
7.50%
Lease Rate
$6.96 /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%
$518,260
Cap Rate 7%
$370,186
Cap Rate 9%
$287,922
Alternative Uses
Best Use
Flex RnD
$439.7K
$384.7K – $513.0K
NOI $30,778 @ 7.0% cap · market cap 10.26%
Second Best
Industrial
$370.2K
$323.9K – $431.9K
NOI $25,913 @ 7.0% cap · market cap 8.64%
Theoretical Best
Office A
$872.9K
$763.8K – $1.02M
NOI $61,106 @ 7.0% cap · market cap 20.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Drive-in doors
11,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
192
Businesses Nearby
Balanced
Demand for This Use
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 Industrial in South region
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Frequently Asked Questions
What type of property is this?
Flex space - Versatile commercial building combines office, display, break-room, storage, and open work areas with three-phase electrical capacity.
Where is this flex space located?
The property is located at 417 E Hill Ave Valdosta, GA.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: 5,750 SF building on 0.61 acres; 50‑by‑88‑foot rear open work area with garage‑door entry; 220V three‑phase 400‑amp power plus two separate 220V breaker boxes
