Office Building with Private
For Sale
$359,900
5921 Bemiss Rd, Valdosta, GA 31605
Commercial Sale, Valdosta, GA
Property Size2,400 SF
Lot Size0.57 Acres
Price / SF$149.96
Days on Market33
Property Features for 5921 Bemiss Rd
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Maz 2
Subdivision
5-N side hwy 84 in Lowndes Co.
Standard status
Active
APN
0180 088
Size
2,400 SF
Lot size
0.57 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LL 180 LD 11 PCB 22 & 23
Tax Annual Amount
5474
Legal Description
LL 180 LD 11 PCB 22 & 23
Amenities
private offices
conference rooms
flex/work areas
restrooms
on-site parking
Building Details
Year built
1998
Listing Agency:
THE HERNDON COMPANY
(229) 244-1992
Listed By:
Jon Bollinger · License #330895
(229) 269-3687
Added: Aug 17
Changed: Aug 19
Last Checked: Sep 18 at 6:06AM
MLS# 154759
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 2,400-square-foot office building, constructed in 1998, offers a practical arrangement of private offices, conference rooms, flexible work areas, and restrooms. The configuration can support professional office, service, retail, or other commercial operations, subject to applicable requirements. On-site parking and road frontage add functional value for occupants and visitors.
The property occupies 0.57 acres directly across from Moody Air Force Base in Valdosta, Georgia. Its position along a well-traveled commercial corridor places it beside established businesses, including Family Pizza, and near a significant regional employment center. Zoning is identified as Maz 2.
The property occupies 0.57 acres directly across from Moody Air Force Base in Valdosta, Georgia. Its position along a well-traveled commercial corridor places it beside established businesses, including Family Pizza, and near a significant regional employment center. Zoning is identified as Maz 2.
Key Highlights
- 2,400‑square‑foot office building constructed in 1998
- 0.57‑acre property directly across from Moody Air Force Base
- Multiple private offices, conference rooms, flex/work areas, and restrooms
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
$18,533
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
5.15%
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%
$370,660
$370.7K
Cap Rate 7%
$264,757
$264.8K
Cap Rate 9%
$205,922
$205.9K
Market Conditions
NOI Build-Up for 2,400 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
$31.7K $13.20/SF
− Vacancy
−$7.0K −$2.90/SF
EGI
$24.7K $10.30/SF
− OpEx
−$6.2K −$2.57/SF
NOI
$18.5K $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%
$370,660
Cap Rate 7%
$264,757
Cap Rate 9%
$205,922
Alternative Uses
Best Use
Office B
$264.8K
$231.7K – $308.9K
NOI $18,533 @ 7.0% cap · market cap 5.15%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$364.4K
$318.8K – $425.1K
NOI $25,505 @ 7.0% cap · market cap 7.09%
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
110
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
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
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Frequently Asked Questions
What type of property is this?
Office building - Flexible commercial layout with conference rooms, work areas, restrooms, and on-site parking.
Where is this office building located?
The property is located at 5921 Bemiss Rd Valdosta, GA.
What is the asking price?
The asking price for this property is $359,900.
What are key features of this property?
This property features: 2,400‑square‑foot office building constructed in 1998; 0.57‑acre property directly across from Moody Air Force Base; Multiple private offices, conference rooms, flex/work areas, and restrooms
