Brick Office Building with Upper
For Sale
$950,000
505 N Toombs St., Valdosta, GA 31601
Commercial Sale, Valdosta, GA
Property Size5,212 SF
Lot Size0.62 Acres
Price / SF$182.27
Days on Market94
Property Features for 505 N Toombs St.
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-C
Subdivision
Toombs
Standard status
Active
APN
0118C 093
Size
5,212 SF
Lot size
0.62 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Bk 216
Tax Annual Amount
9868
Legal Description
Bk 216
Amenities
lobby
private offices
conference rooms
storage
break room
kitchen
Building Details
Year built
2007
Listing Agency:
Georgia Florida Real Estate Services
(229) 560-2081
Listed By:
Melissa Sherwood
(229) 561-0232
Added: Jul 2
Changed: Aug 20
Last Checked: Oct 3 at 7:06AM
MLS# 154253
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 5,212-square-foot brick office building, constructed in 2007, combines formal client-facing areas with practical workspaces. The interior includes a lobby, multiple private offices, conference rooms, storage areas, a break room, and a full kitchen. Its configuration can accommodate two separate occupants, with the upper level offering potential for a private entrance.
Situated at 505 N Toombs St. in Valdosta, the property occupies 0.62 acres and includes street frontage with opportunities for prominent signage. C-C zoning supports its established commercial setting. The layout may suit an owner-user seeking additional leased space or separate business operations, subject to applicable approvals.
Situated at 505 N Toombs St. in Valdosta, the property occupies 0.62 acres and includes street frontage with opportunities for prominent signage. C-C zoning supports its established commercial setting. The layout may suit an owner-user seeking additional leased space or separate business operations, subject to applicable approvals.
Key Highlights
- 5,212‑square‑foot brick office building constructed in 2007
- 0.62‑acre property at 505 N Toombs St., Valdosta, GA 31601
- C‑C zoning
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
$40,247
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
4.24%
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%
$804,940
$804.9K
Cap Rate 7%
$574,957
$575.0K
Cap Rate 9%
$447,189
$447.2K
Market Conditions
NOI Build-Up for 5,212 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
$68.8K $13.20/SF
− Vacancy
−$15.1K −$2.90/SF
EGI
$53.7K $10.30/SF
− OpEx
−$13.4K −$2.57/SF
NOI
$40.2K $7.72/SF
Area
Lowndes County, GA
Vacancy
22.00%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
25.00%
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%
$804,940
Cap Rate 7%
$574,957
Cap Rate 9%
$447,189
Alternative Uses
Best Use
Office B
$575.0K
$503.1K – $670.8K
NOI $40,247 @ 7.0% cap · market cap 4.24%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$791.3K
$692.4K – $923.2K
NOI $55,389 @ 7.0% cap · market cap 5.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,309
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 building - Flexible professional workspace with private offices, conference rooms, storage, break room, and full kitchen.
Where is this office building located?
The property is located at 505 N Toombs St. Valdosta, GA.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: 5,212‑square‑foot brick office building constructed in 2007; 0.62‑acre property at 505 N Toombs St., Valdosta, GA 31601; C‑C zoning
