Downtown Office
New
For Sale
$170,000
120 Hill Avenue, Valdosta, GA 31601
Commercial Sale, Valdosta, GA
Property Size1,767 SF
Lot Size0.04 Acres
Price / SF$96.21
Days on Market3
Property Features for 120 Hill Avenue
General Information
Property type
Commercial Sale
Property subtype
Office
Lot features
Business Park
Directions
Patterson Street South, right on Central Ave, Left on Toombs, left into the shared parking lot. Building is on south side of the parking lot beside Bank OZK.
Standard status
Active
APN
0120A 148
Size
1,767 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2832
Utilities
Utilities
Water Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1900
Flooring type
Carpet
Building materials
Stucco
Listing Agency:
Southern Classic Realtors
(678) 635-8877
Listed By:
Austin Plyler · License #334712
(229) 560-9275
Added: Sep 15
Last Checked: Sep 17 at 3:06AM
MLS# 10846350
Copyright © 2026 Georgia Multiple Listing Service. 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 approximately 1,767-square-foot office unit occupies a street-facing commercial building in downtown Valdosta. The layout includes a reception area, open work or counter space, one private office, storage areas, and two restrooms, including one with a shower. Rear access connects the property to public or shared downtown parking off Toombs Street.
The building was constructed in 1900 and features stucco construction, carpet flooring, central heating, central air, public water, public sewer, and water availability. Previously configured for bank or finance-office use, the space is positioned for cosmetic updates and renovation. Its setting beside Bleu Pub and near Bank OZK places it within an active downtown district with nearby mixed-use development planned along West Hill Avenue.
The building was constructed in 1900 and features stucco construction, carpet flooring, central heating, central air, public water, public sewer, and water availability. Previously configured for bank or finance-office use, the space is positioned for cosmetic updates and renovation. Its setting beside Bleu Pub and near Bank OZK places it within an active downtown district with nearby mixed-use development planned along West Hill Avenue.
Key Highlights
- Approximately 1,767 square feet of commercial space
- 0.04‑acre downtown Valdosta property
- Street‑facing reception area with open work or counter space
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
$13,949
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
8.21%
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%
$278,980
$279.0K
Cap Rate 7%
$199,271
$199.3K
Cap Rate 9%
$154,989
$155.0K
Market Conditions
NOI Build-Up for 1,767 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
$22.3K $12.60/SF
− Vacancy
−$2.3K −$1.32/SF
EGI
$19.9K $11.28/SF
− OpEx
−$6.0K −$3.38/SF
NOI
$13.9K $7.89/SF
Area
Lowndes County, GA
Vacancy
10.50%
Lease Rate
$12.60 /SF/Yr
Expense Ratio
30.00%
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%
$278,980
Cap Rate 7%
$199,271
Cap Rate 9%
$154,989
Alternative Uses
Best Use
Retail
$199.3K
$174.4K – $232.5K
NOI $13,949 @ 7.0% cap · market cap 8.21%
Second Best
Office B
$194.9K
$170.6K – $227.4K
NOI $13,645 @ 7.0% cap · market cap 8.03%
Theoretical Best
Office A
$268.3K
$234.7K – $313.0K
NOI $18,778 @ 7.0% cap · market cap 11.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,126
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
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 units - Street-facing commercial space with private office, storage, two restrooms, and rear access to shared downtown parking.
Where is this office units located?
The property is located at 120 Hill Avenue Valdosta, GA.
What is the asking price?
The asking price for this property is $170,000.
What are key features of this property?
This property features: Approximately 1,767 square feet of commercial space; 0.04‑acre downtown Valdosta property; Street‑facing reception area with open work or counter space
