Historic Mixed-Use Downtown
For Sale
$2,795,000
105-111 W Central Avenue, Valdosta, GA 31601
Three-story historic brick building combining storefront, office, and residential or event space with shared freight elevator service.
Property Size24,300 SF
Days on Market54
Property Features for 105-111 W Central Avenue
General Information
Standard status
Active
Size
24,300 SF
Total Parking Spaces
30
Property subtype
Commercial
Zoning
C-D
Taxes and HOA fees
Annual Taxes
$20,615
Building Details
Building Size
24,300 SF
Stories
3
Listing Agency:
COLDWELL BANKER PREMIER REAL E
(229) 251-4632
Listed By:
John Courson · License #342868
(229) 251-4632
Source:
Homesinvaldosta
Added: Jun 30
Changed: Aug 14
Last Checked: Aug 21 at 1:44PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of COLDWELL BANKER PREMIER REAL E
Investment Insights
Based on property information with market context.
This historic three-story brick building at 105–111 W Central Avenue totals 24,300 square feet across approximately 8,100 square feet per floor. The property has been thoughtfully adapted for modern use while preserving early 1900s architectural character, including hand-laid brickwork, arched windows, and original painted exterior signage that remains visible on the façade. Interior features highlighted in the remarks include soaring ceilings, exposed brick, and abundant natural light, along with original hardwood floors and wooden blinds or shutters. Updates referenced include granite finishes throughout, plus a new roof and HVAC.
The building offers a mix of uses by level, with the ground floor described as retail and professional office suites with large storefront windows and modern finishes. Upper levels are described as residential or event-ready space, suited to concepts such as a private loft, creative studio, or an income-producing venue. A freight elevator serves all three floors to support multi-use operations.
For buyers and owner-occupiers, the layout supports flexible combinations of commercial and residential or event programming within a single, heritage-forward asset. For investors, the building’s mix of storefront, office, and upper-level accommodations is designed to support multiple revenue streams from one structure, with direct convenience provided by nearby downtown public parking in the Toombs Street lot as described in the remarks.
The building offers a mix of uses by level, with the ground floor described as retail and professional office suites with large storefront windows and modern finishes. Upper levels are described as residential or event-ready space, suited to concepts such as a private loft, creative studio, or an income-producing venue. A freight elevator serves all three floors to support multi-use operations.
For buyers and owner-occupiers, the layout supports flexible combinations of commercial and residential or event programming within a single, heritage-forward asset. For investors, the building’s mix of storefront, office, and upper-level accommodations is designed to support multiple revenue streams from one structure, with direct convenience provided by nearby downtown public parking in the Toombs Street lot as described in the remarks.
Key Highlights
- Three‑story historic brick building at 105–111 W Central Avenue totals 24,300 SF (8,100 SF per floor).
- Mix of commercial storefronts and professional office space on the ground floor, plus residential or event‑ready space on upper levels.
- Freight elevator serves all three floors for multi‑use flexibility.
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
$200,475
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
7.17%
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%
$4,009,500
$4.0M
Cap Rate 7%
$2,863,929
$2.9M
Cap Rate 9%
$2,227,500
$2.2M
Market Conditions
NOI Build-Up for 24,300 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
$364.5K $15.00/SF
− Vacancy
−$43.7K −$1.80/SF
EGI
$320.8K $13.20/SF
− OpEx
−$120.3K −$4.95/SF
NOI
$200.5K $8.25/SF
Area
Lowndes County, GA
Vacancy
12.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
37.50%
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%
$4,009,500
Cap Rate 7%
$2,863,929
Cap Rate 9%
$2,227,500
Alternative Uses
Best Use
Mixed Use
$2.86M
$2.51M – $3.34M
NOI $200,475 @ 7.0% cap · market cap 7.17%
Second Best
Retail
$2.74M
$2.40M – $3.20M
NOI $191,822 @ 7.0% cap · market cap 6.86%
Theoretical Best
Office A
$3.69M
$3.23M – $4.30M
NOI $258,241 @ 7.0% cap · market cap 9.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
310
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
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?
Mixed-use property - Three-story historic brick building combining storefront, office, and residential or event space with shared freight elevator service.
Where is this mixed-use property located?
The property is located at 105-111 W Central Avenue Valdosta, GA.
What is the asking price?
The asking price for this property is $2,795,000.
What are key features of this property?
This property features: Three‑story historic brick building at 105–111 W Central Avenue totals 24,300 SF (8,100 SF per floor).; Mix of commercial storefronts and professional office space on the ground floor, plus residential or event‑ready space on upper levels.; Freight elevator serves all three floors for multi‑use flexibility.
