Turnkey Restaurant and
For Sale
$949,900
1405 Gornto Rd, Valdosta, GA 31602
Commercial Sale, Valdosta, GA
Property Size7,480 SF
Lot Size3.69 Acres
Price / SF$126.99
Days on Market218
Property Features for 1405 Gornto Rd
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-C
Subdivision
1-N of Baytree Rd to W Oak St (City Limits)
Standard status
Active
APN
0080A 005
Size
7,480 SF
Lot size
3.69 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PARCEL B 3.693 AC PCA-2279
Tax Annual Amount
11293
Legal Description
PARCEL B 3.693 AC PCA-2279
Amenities
performance deck
Building Details
Year built
2002
Listing Agency:
THE HERNDON COMPANY
(229) 244-1992
Listed By:
Ross Cook · License #423037
(229) 300-7201
Added: Jan 27
Changed: Aug 19
Last Checked: Sep 2 at 8:06AM
MLS# 148461
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 7,480-square-foot brick restaurant and bar, built in 2002, is operating as a dining and entertainment venue and includes its furniture, fixtures, and equipment. The interior contains several dining and seating areas, a wraparound bar, a second bar, large restrooms, and a commercial kitchen arranged for high-volume preparation, cooking, baking, frying, prep, and storage. Cooler capacity is also provided.
Outdoor improvements include a covered patio with a metal awning, additional seating, and a dedicated performance deck. The property also includes 3.69 acres with substantial parking and room for additional improvements. The Withlacoochee River runs nearby toward the rear of the property, adding a scenic element to the setting.
Zoned C-C, the property is currently operating and offers a configuration suited to restaurant, event, and entertainment uses. The site is located at 1405 Gornto Rd in Valdosta, Georgia 31602.
Outdoor improvements include a covered patio with a metal awning, additional seating, and a dedicated performance deck. The property also includes 3.69 acres with substantial parking and room for additional improvements. The Withlacoochee River runs nearby toward the rear of the property, adding a scenic element to the setting.
Zoned C-C, the property is currently operating and offers a configuration suited to restaurant, event, and entertainment uses. The site is located at 1405 Gornto Rd in Valdosta, Georgia 31602.
Key Highlights
- 7,480 SF brick restaurant and bar on 3.69 acres
- Built in 2002 and offered with furniture, fixtures, and equipment
- Multiple dining areas, two interior bars, and large men's and women's 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
$69,016
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
7.27%
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%
$1,380,320
$1.4M
Cap Rate 7%
$985,943
$985.9K
Cap Rate 9%
$766,844
$766.8K
Market Conditions
NOI Build-Up for 7,480 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
$98.7K $13.20/SF
− Vacancy
−$6.7K −$0.90/SF
EGI
$92.0K $12.30/SF
− OpEx
−$23.0K −$3.08/SF
NOI
$69.0K $9.23/SF
Area
Lowndes County, GA
Vacancy
6.80%
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%
$1,380,320
Cap Rate 7%
$985,943
Cap Rate 9%
$766,844
Alternative Uses
Best Use
Specialty Retail
$985.9K
$862.7K – $1.15M
NOI $69,016 @ 7.0% cap · market cap 7.27%
Second Best
Industrial
$481.6K
$421.4K – $561.8K
NOI $33,709 @ 7.0% cap · market cap 3.55%
Theoretical Best
Office A
$1.14M
$993.6K – $1.32M
NOI $79,491 @ 7.0% cap · market cap 8.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
98
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 31602, GA
35,999
Population
15,201
Households
2.4
Avg Household Size
33
Median Age
32%
College-Educated
89%
High-School Grad
39.9 sq mi
ZIP Area
902
Density / Sq Mi
$55,980
Median Household Income
$34,919
Median Earnings
$1,046
Median Rent
$197,100
Median Home Value
Market
Vacancy Rate% for Retail 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?
Conventional restaurant - C-C-zoned dining and entertainment property with flexible event space, commercial kitchen, patio seating, and outdoor performance area.
Where is this conventional restaurant located?
The property is located at 1405 Gornto Rd Valdosta, GA.
What is the asking price?
The asking price for this property is $949,900.
What are key features of this property?
This property features: 7,480 SF brick restaurant and bar on 3.69 acres; Built in 2002 and offered with furniture, fixtures, and equipment; Multiple dining areas, two interior bars, and large men's and women's restrooms
