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    The Largest CRE Database in the US with Over 1 Million Listings

    550 Patterson St Valdosta, GA 31601

    Sponsored
    For Sale
    $595,000

    Commercial Sale - Valdosta, GA

    Property size:
    4,250 SF
    Lot size:
    1.29 Acres
    Days on Market:
    16
    Last Refresh:
    Jan 28 at 6:06 pm

    Property Features for 550 Patterson St

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Zoning
    C-H, R-6
    APN
    0120D-004,005,006
    Interior features
    Handicap Facilities, Private Restrooms
    Exterior features
    Irregular Lot Size, Large Lot, Trash Collection
    Accessibility
    Accessible Approach with Ramp
    Size
    4,250 SF
    Lot size
    1.29 Acres

    Utilities

    Heating system
    Central, Electric (Heating), Heat Pump (Heating)
    Cooling system
    Central Air, Electric, Heat Pump

    Building Details

    Floors in Building
    1
    Building materials
    Block, Brick, Brick Veneer
    Roof type
    Built-Up
    Architectural style
    Other

    We can help!

    Listing Contact
    Scott Alderman

    FIRST COMMERCIAL REAL ESTATE (229) 245-1328

    Listing agent Scott Alderman (229) 561-1939

    Listing date Jan 13, 2026

    MLS# 145398 Listing URL

    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.

    Learn more

    Property Insight Report

    Overview

    Renovated Commercial Property on Patterson Street

    This multi-use commercial-investment property offers room for expansion and is situated on a 1.29-acre lot comprising three parcels. The front main building, constructed entirely of masonry, spans 4250 square feet and has been completely renovated in 2024. Renovations include a new roof, HVAC system, electrical setup, lighting, floors (slab), walls, ceilings, paint, bathroom, and a new front counter suitable for retail sales. The property is suitable for various uses, including retail, grocery, convenience store, or restaurant operations. The zoning is C-H for the front section and R-6 for the rear portion. The property includes four small, vacant rental houses on Hines Street, which have been partially renovated and offer potential for additional income. The location provides high visibility with a traffic count of 22,900 vehicles per day and significant foot traffic. It is located on the main artery of South Patterson Street, just south of the downtown overpass and near several major traffic connectors.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Retail space

    Suggested Use

    Restaurant Realty agency Law Firm Building Supply Spa & Massage Dental Office Wholesale Shop Hair Salon Auto Repair Shop Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    Valdosta
    County
    Lowndes
    State
    Georgia
    Longitude
    -83.2757691
    Latitude
    30.8242404

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    FAQs

    What type of property is this?
    Retail space - Multi-use commercial property with development potential in Valdosta, Georgia.
    Where is this retail space located?
    The property is located at 550 Patterson St Valdosta, GA.
    What is the asking price?
    The asking price for this property is $595,000.
    What are key features of this property?
    This property features: - Completely renovated in 2024 with new roof, HVAC, electrical, lighting, floors, walls, ceilings, paint, and bathroom.; - Large 1.29-acre lot with C-H and R-6 zoning, suitable for parking, development, or re-development.; - **High visibility location on S Patterson St with 22,900 vehicles/day traffic and significant foot traffic.**
    (229) 561-1939
    Request Owner's contact information
    550 Patterson St Valdosta, GA 31601
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    Valdosta, GA 31601
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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.

    More about this property
    550 Patterson St Valdosta, GA 31601
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    We can help!
    Listing Contact
    Scott Alderman
    Real Estate License ID: 109748
    (229) 561-1939
    Learn more
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