Brick Office Building with Storage
For Sale
$525,000
1321 W Hill Ave, Valdosta, GA 31601
COMMERCIAL - Valdosta, GA
Property Size2,324 SF
Lot Size0.91 Acres
Price / SF$225.90
Days on Market50
Property Features for 1321 W Hill Ave
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-H
Subdivision
4-S Baytree Rd to W Oak St to S Hill Ave (CtyLmts)
Standard status
Active
APN
0119C-111
Size
2,324 SF
Lot size
0.91 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
DB 6023-13
Tax Annual Amount
3172
Legal Description
DB 6023-13
Building Details
Year built
1995
Listing Agency:
FIRST COMMERCIAL REAL ESTATE
(229) 561-1939
Listed By:
Scott Alderman · License #109748
(229) 561-1939
Added: Jun 30
Changed: Jul 3
Last Checked: Aug 18 at 9:06PM
MLS# 154229
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 well-kept brick office building offers 2,324 square feet with a functional, flexible floor plan designed for a range of office users. Interior space includes a variety of offices and work rooms, restrooms, storage areas, and a conference room. The property has been renovated and upgraded in recent years, supporting day-to-day usability for both administrative and field-support functions.
The site includes a 0.91-acre rear fenced lot and storage yard, providing dedicated outdoor space for operations. There is also storage capacity through four shop buildings totaling 3,440 square feet. Access is available from W Hill Ave (US Hwy 84) and W Savannah Ave at the rear, supporting convenient ingress/egress for employees, equipment, and deliveries. The property is zoned C-H.
Currently, the building is part of the headquarters office and warehouse for Cauthan Construction. With the contractor relocating to a new, expanded facility expected in 1Q-2027, this property may be a practical fit for an incoming office user that also needs on-site storage and shop space, particularly for contractor-related workflows. An adjacent office-warehouse building and lot at 1319 W Hill Ave is also listed separately.
The site includes a 0.91-acre rear fenced lot and storage yard, providing dedicated outdoor space for operations. There is also storage capacity through four shop buildings totaling 3,440 square feet. Access is available from W Hill Ave (US Hwy 84) and W Savannah Ave at the rear, supporting convenient ingress/egress for employees, equipment, and deliveries. The property is zoned C-H.
Currently, the building is part of the headquarters office and warehouse for Cauthan Construction. With the contractor relocating to a new, expanded facility expected in 1Q-2027, this property may be a practical fit for an incoming office user that also needs on-site storage and shop space, particularly for contractor-related workflows. An adjacent office-warehouse building and lot at 1319 W Hill Ave is also listed separately.
Key Highlights
- 2324‑sf brick office building built in 1995, renovated/upgraded in recent years
- Functional, flexible floor plan with a variety of offices, work rooms, restrooms, storage, and a conference room
- 0.91‑acre rear fenced lot plus storage yard
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
$17,946
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
3.42%
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%
$358,920
$358.9K
Cap Rate 7%
$256,371
$256.4K
Cap Rate 9%
$199,400
$199.4K
Market Conditions
NOI Build-Up for 2,324 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
$30.7K $13.20/SF
− Vacancy
−$6.7K −$2.90/SF
EGI
$23.9K $10.30/SF
− OpEx
−$6.0K −$2.57/SF
NOI
$17.9K $7.72/SF
Area
Lowndes County, GA
Vacancy
22.00%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
25.00%
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%
$358,920
Cap Rate 7%
$256,371
Cap Rate 9%
$199,400
Alternative Uses
Best Use
Office B
$256.4K
$224.3K – $299.1K
NOI $17,946 @ 7.0% cap · market cap 3.42%
Second Best
Flex RnD
$177.7K
$155.5K – $207.3K
NOI $12,440 @ 7.0% cap · market cap 2.37%
Theoretical Best
Office A
$352.8K
$308.7K – $411.6K
NOI $24,698 @ 7.0% cap · market cap 4.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
21,500 VPD
Traffic count
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
192
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?
Office building - Renovated office building with flexible layout and a fenced rear storage yard with multiple shop buildings for contractor-style operations.
Where is this office building located?
The property is located at 1321 W Hill Ave Valdosta, GA.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: 2324‑sf brick office building built in 1995, renovated/upgraded in recent years; Functional, flexible floor plan with a variety of offices, work rooms, restrooms, storage, and a conference room; 0.91‑acre rear fenced lot plus storage yard
