Listing Agency: Prime Properties Services, LLC Show Phone

Listed By: Howard Dasher, III · License #363996 Show Phone

Added: Sep 22 Changed: Oct 8 Last Checked: Oct 9 at 2:06AM

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MLS# 155104

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 two-story brick property contains 6,480 square feet on a 0.07-acre parcel and was built in 1935. The interior has been stripped to its framing, and the building is offered in its current as-is condition. C-D Downtown Commercial zoning applies. A conceptual layout could place retail, restaurant, or professional office space on the ground level, with apartments or additional commercial space above; buyers should verify permitted uses.

The property sits on North Patterson Street in downtown Valdosta, near the courthouse, restaurants, shops, offices, and downtown attractions.

Key Highlights

• 6,480‑square‑foot, two‑story brick building
• 0.07‑acre parcel in downtown Valdosta
• Built in 1935

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$53,460

Cap Rate

8.55%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$1,069,200 $1.1M

Cap Rate 7%

$763,714 $763.7K

Cap Rate 9%

$594,000 $594.0K

Market Conditions

NOI Build-Up for 6,480 SF

Gross rent

$97.2K $15.00/SF

− Vacancy

−$11.7K −$1.80/SF

EGI

$85.5K $13.20/SF

− OpEx

−$32.1K −$4.95/SF

NOI

$53.5K $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 Rate 5%

$1,069,200

Cap Rate 7%

$763,714

Cap Rate 9%

$594,000

Alternative Uses

Best Use

Mixed Use

$763.7K

$668.3K – $891.0K (±1% cap)

NOI $53,460 @ 7.0% cap · market cap 8.55%

Second Best

Retail

$730.7K

$639.4K – $852.5K (±1% cap)

NOI $51,152 @ 7.0% cap · market cap 8.18%

Theoretical Best

Office A

$983.8K

$860.8K – $1.15M (±1% cap)

NOI $68,864 @ 7.0% cap · market cap 11.02%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Storefront properties

Suggested Use

Top Pick Dental Office Bakery (Bike/Boat/Book/etc) Store Cafe & Coffee Shop Electrical Service Locksmith

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

1,157

Businesses Nearby

34k

Monthly Visits Nearby

Explore this area Business Placement

Foot Traffic Nearby

Shops & Services 47% Dining 37% Home Improvements & Furnishings 13% Electronics 2%

Church's Chicken Dining

9,867 visits/mo 0.2 miles

Family Dollar Shops & Services

5,195 visits/mo 0.4 miles

Langdale Ford Shops & Services

4,086 visits/mo 0.3 miles

SUBWAY Dining

2,656 visits/mo 0.4 miles

True Value Hardware Home Improvements & Furnishings

2,323 visits/mo 0.1 miles

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 Retail in South region

7% 2020

6.2% 2021

5.1% 2022

4.8% 2023

4.9% 2024

5.4% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Mixed-use property - The two-story interior is stripped for renovation, with C-D Downtown Commercial zoning.

Where is this mixed-use property located?

The property is located at 108 N Patterson Valdosta, GA.

What is the asking price?

The asking price for this property is $625,000.

What are key features of this property?

This property features: 6,480‑square‑foot, two‑story brick building; 0.07‑acre parcel in downtown Valdosta; Built in 1935