Mixed-Use Property with
For Sale
$195,000
110 W North, Valdosta, GA 31601
Commercial Sale, Valdosta, GA
Property Size1,630 SF
Lot Size0.17 Acres
Price / SF$119.63
Days on Market161
Property Features for 110 W North
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
R-P
Subdivision
3-S of Park Ave to E Oak St to S Hill Ave
Standard status
Active
APN
0118A 111
Size
1,630 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LT 2 BLK 215 SLATER, ASHLEY
Tax Annual Amount
2484
Legal Description
LT 2 BLK 215 SLATER, ASHLEY
Building Details
Year built
1920
Listing Agency:
REAL LIVING REALTY ADVISORS
(229) 560-5889
Listed By:
Tammy Borders · License #207186
(229) 560-5889
Added: Mar 24
Changed: Aug 20
Last Checked: Aug 31 at 3:06PM
MLS# 153079
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.
Constructed in 1920, this 1,630-square-foot stucco-on-block property is arranged as two rental spaces. The front portion operates as a hair salon with a waiting area, main workroom, additional room, hallway half bath, and dedicated supply storage. That area may also be converted into a single apartment. The rear space is a one-bedroom, one-bath apartment with a sitting room and laundry area.
The property is located at 110 W North in Valdosta and is zoned R-P. Approximately five parking spaces are positioned behind the building, with additional street parking nearby. Water service is shared, while each unit has its own electric and gas meter.
The property is located at 110 W North in Valdosta and is zoned R-P. Approximately five parking spaces are positioned behind the building, with additional street parking nearby. Water service is shared, while each unit has its own electric and gas meter.
Key Highlights
- 1,630‑square‑foot mixed‑use property on a 0.17‑acre lot
- 1920 construction with stucco‑on‑block exterior
- Front hair salon includes waiting area, workroom, additional room, half bath, and storage
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
$13,448
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
6.90%
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%
$268,960
$269.0K
Cap Rate 7%
$192,114
$192.1K
Cap Rate 9%
$149,422
$149.4K
Market Conditions
NOI Build-Up for 1,630 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
$24.5K $15.00/SF
− Vacancy
−$2.9K −$1.80/SF
EGI
$21.5K $13.20/SF
− OpEx
−$8.1K −$4.95/SF
NOI
$13.4K $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%
$268,960
Cap Rate 7%
$192,114
Cap Rate 9%
$149,422
Alternative Uses
Best Use
Mixed Use
$192.1K
$168.1K – $224.1K
NOI $13,448 @ 7.0% cap · market cap 6.90%
Second Best
Retail
$183.8K
$160.8K – $214.5K
NOI $12,867 @ 7.0% cap · market cap 6.60%
Theoretical Best
Office A
$247.5K
$216.5K – $288.7K
NOI $17,322 @ 7.0% cap · market cap 8.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,304
Businesses Nearby
18k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 81%
Dining 15%
Electronics 4%
AutoZone
Shops & Services
4,260 visits/mo
0.5 miles
Langdale Ford
Shops & Services
4,086 visits/mo
0.4 miles
O'Reilly Auto Parts
Shops & Services
3,841 visits/mo
0.5 miles
SUBWAY
Dining
2,656 visits/mo
0.3 miles
Enterprise Rent-A-Car
Shops & Services
1,855 visits/mo
0.3 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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - 1920-built property combines a front salon layout with a rear one-bedroom apartment and separate utility metering.
Where is this mixed-use property located?
The property is located at 110 W North Valdosta, GA.
What is the asking price?
The asking price for this property is $195,000.
What are key features of this property?
This property features: 1,630‑square‑foot mixed‑use property on a 0.17‑acre lot; 1920 construction with stucco‑on‑block exterior; Front hair salon includes waiting area, workroom, additional room, half bath, and storage
