Downtown Office
For Sale
$170,000
120 W Hill Avenue, Valdosta, GA 31601
Street-facing reception, private office, storage areas, and two restrooms support a flexible commercial layout.
Property Size1,900 SF
Price / SF$96.21
Days on Market10
Property Features for 120 W Hill Avenue
General Information
Standard status
Active
Size
1,900 SF
Property subtype
Other
Amenities
0.04 acres, Business Park
Public Sewer
Annual Amount: $2,832, Year: 2025
Carpet
Central Air
Central
Cumulative Days on Market: 9, 9 days on market, On Market Date: 2026-09-15
Paved
Built in 1900, Stucco, Office
County: Lowndes
Resale
220 Volts, Sewer Available, Water Available, Public
Close Of Escrow
Building Details
Building Size
1,900 SF
Year Built
1900
Listing Agency:
Southern Classic Realtors
(678) 635-8877
Listed By:
Austin Plyler · License #334712
(229) 560-9275
Source:
Blackstreaminternational
Added: Sep 15
Changed: Sep 24
Last Checked: Sep 24 at 10:08AM
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 Southern Classic Realtors
Investment Insights
Based on property information with market context.
This approximately 1,767-square-foot office unit occupies a walkable setting in Historic Downtown Valdosta. The interior includes a street-facing reception area, open work or counter space, a private office, storage areas, and two restrooms, including one with a shower. Rear access connects to the public/shared downtown parking area off Toombs Street.
The property was previously configured for bank or finance office use and requires cosmetic updates and renovation for its next application. Its position next to Bleu Pub and near Bank OZK places it within an active downtown district. Nearby development includes the Union at Valdosta mixed-use project planned for apartments and ground-floor commercial space along West Hill Avenue.
The property was previously configured for bank or finance office use and requires cosmetic updates and renovation for its next application. Its position next to Bleu Pub and near Bank OZK places it within an active downtown district. Nearby development includes the Union at Valdosta mixed-use project planned for apartments and ground-floor commercial space along West Hill Avenue.
Key Highlights
- Approximately 1,767 square feet of commercial office space
- Street‑facing reception area with open work or counter space
- Private office, storage areas, and two restrooms
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 reception, private office, storage areas, and two restrooms support a flexible commercial layout.
Where is this office units located?
The property is located at 120 W 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 office space; Street‑facing reception area with open work or counter space; Private office, storage areas, and two restrooms
