Flex Building With Fenced
For Sale
$385,000
1004 Williams Street, Valdosta, GA 31601
Commercial Sale, Valdosta, GA
Property Size4,800 SF
Lot Size0.40 Acres
Price / SF$80.21
Days on Market773
Property Features for 1004 Williams Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-H
Subdivision
Williams Street
Standard status
Active
APN
0118A 297 & 301
Size
4,800 SF
Lot size
0.40 Acres
Taxes and HOA fees
Tax Year
2023
Tax Description
in listing office
Tax Annual Amount
3686
Legal Description
in listing office
Listing Agency:
COLDWELL BANKER PREMIER REAL E
(229) 244-3535
Listed By:
John Courson · License #342868
(229) 251-4632
Added: Jul 18, 2024
Changed: Aug 20
Last Checked: Aug 29 at 3:06PM
MLS# 142093
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 4,800-square-foot flex building is configured as two separately addressed spaces. The 2,000-square-foot 1004 Williams Street suite includes updated professional office, showroom, shop, and yard functions, along with three offices, a conference room, conditioned indoor storage, designer finishes, and a private bathroom in the executive office. The 2,800-square-foot 1006 Williams Street suite has an open showroom and printing area, four offices, three bathrooms, and rear break, storage, and conference rooms. One space is occupied by a print shop, while the other is used by a local contractor and homebuilder.
The solid brick property is located just north of downtown Valdosta, one block off N Ashley Street / US HWY 41. Glass storefronts face the street, with street parking along the front and a paved, gated, fenced rear yard. The property is zoned C-H and sits on 0.4 acres.
The solid brick property is located just north of downtown Valdosta, one block off N Ashley Street / US HWY 41. Glass storefronts face the street, with street parking along the front and a paved, gated, fenced rear yard. The property is zoned C-H and sits on 0.4 acres.
Key Highlights
- 4,800‑square‑foot flex building with two separately addressed spaces
- 2,000‑square‑foot office, showroom, shop, and yard suite at 1004 Williams Street
- 2,800‑square‑foot suite with showroom, printing area, 4 offices, and 3 bathrooms
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
$25,693
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
6.67%
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%
$513,860
$513.9K
Cap Rate 7%
$367,043
$367.0K
Cap Rate 9%
$285,478
$285.5K
Market Conditions
NOI Build-Up for 4,800 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
$43.2K $9.00/SF
− Vacancy
−$3.7K −$0.77/SF
EGI
$39.5K $8.24/SF
− OpEx
−$13.8K −$2.88/SF
NOI
$25.7K $5.35/SF
Area
Lowndes County, GA
Vacancy
8.50%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
35.00%
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%
$513,860
Cap Rate 7%
$367,043
Cap Rate 9%
$285,478
Alternative Uses
Best Use
Retail
$541.3K
$473.6K – $631.5K
NOI $37,891 @ 7.0% cap · market cap 9.84%
Second Best
Office B
$529.5K
$463.3K – $617.8K
NOI $37,066 @ 7.0% cap · market cap 9.63%
Theoretical Best
Office A
$728.7K
$637.6K – $850.2K
NOI $51,011 @ 7.0% cap · market cap 13.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Multi-tenant
Tenancy
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
799
Businesses Nearby
Under-served
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Two separately addressed spaces combine professional offices, showroom areas, workshop functions, and secure outdoor storage.
Where is this flex space located?
The property is located at 1004 Williams Street Valdosta, GA.
What is the asking price?
The asking price for this property is $385,000.
What are key features of this property?
This property features: 4,800‑square‑foot flex building with two separately addressed spaces; 2,000‑square‑foot office, showroom, shop, and yard suite at 1004 Williams Street; 2,800‑square‑foot suite with showroom, printing area, 4 offices, and 3 bathrooms
