Flex Warehouse with Office
For Sale
Contact for pricing
1420 Gornto Rd, Valdosta, GA 31602
Two-building flex property includes offices, two warehouse areas, multiple roll-up doors, and fenced parking.
Property Size9,600 SF
Price / SF$74.48
Days on Market51
Property Features for 1420 Gornto Rd
General Information
Standard status
Active
Size
9,600 SF
Total Parking Spaces
30
Property subtype
Industrial
Zoning
C-N
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Additional Details
Drive-In Doors
6
Office Units
5
Building Details
Year Built
1972
Listing Agency:
eXp Commercial- Atlanta
Listed By:
Kimberly Hall · License #GA
Source:
Crexi
Added: Jul 4
Changed: Aug 14
Last Checked: Aug 22 at 2:32PM
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 eXp Commercial- Atlanta
Investment Insights
Based on property information with market context.
This for-sale flex warehouse property features two separate buildings with office and warehouse components, designed to support both business operations and on-site administration. Building #1 includes multiple offices, large and medium conference/breakroom space, three bathrooms (including one with a shower), and a warehouse area with a roll-up door.
Building #2 is primarily warehouse-focused and includes five roll-up door bays, a conference room with HVAC, a small kitchen/breakroom area, and bathrooms with shower access, plus an additional bathroom under a covered area off the warehouse. An additional lean-to provides covered space for up to four vehicles.
The property also offers fenced-in parking and an additional parking/storage lot behind the buildings. It is described as conveniently located near Valdosta Mall, SGMC Health, Moody Air Force Base, and the interstate area.
Building #2 is primarily warehouse-focused and includes five roll-up door bays, a conference room with HVAC, a small kitchen/breakroom area, and bathrooms with shower access, plus an additional bathroom under a covered area off the warehouse. An additional lean-to provides covered space for up to four vehicles.
The property also offers fenced-in parking and an additional parking/storage lot behind the buildings. It is described as conveniently located near Valdosta Mall, SGMC Health, Moody Air Force Base, and the interstate area.
Key Highlights
- Two‑building flex property built in 1972 with a total of 9,600 sq ft (5,600 sq ft + 4,000 sq ft).
- Building #1 (5,600 sq ft) includes 5 offices, 1 large conference room, 1 medium conference/breakroom, and 3 bathrooms plus warehouse with roll‑up door.
- Building #2 (4,000 sq ft) features a warehouse with 5 roll‑up doors/bays, plus conference room (HVAC), kitchen/breakroom, and bathrooms with showers.
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
$56,582
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
7.91%
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%
$1,131,640
$1.1M
Cap Rate 7%
$808,314
$808.3K
Cap Rate 9%
$628,689
$628.7K
Market Conditions
NOI Build-Up for 9,600 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
$71.4K $7.44/SF
− Vacancy
−$4.9K −$0.51/SF
EGI
$66.6K $6.93/SF
− OpEx
−$10.0K −$1.04/SF
NOI
$56.6K $5.89/SF
Area
Lowndes County, GA
Vacancy
6.80%
Lease Rate
$7.44 /SF/Yr
Expense Ratio
15.00%
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%
$1,131,640
Cap Rate 7%
$808,314
Cap Rate 9%
$628,689
Alternative Uses
Best Use
Office B
$1.06M
$926.6K – $1.24M
NOI $74,131 @ 7.0% cap · market cap 10.37%
Second Best
Warehouse
$808.3K
$707.3K – $943.0K
NOI $56,582 @ 7.0% cap · market cap 7.91%
Theoretical Best
Office A
$1.46M
$1.28M – $1.70M
NOI $102,021 @ 7.0% cap · market cap 14.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Drive-in doors
5
Office units
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
107
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Two-building flex property includes offices, two warehouse areas, multiple roll-up doors, and fenced parking.
Where is this flex space located?
The property is located at 1420 Gornto Rd Valdosta, GA.
What is the asking price?
The asking price for this property is $715,000.
What are key features of this property?
This property features: Two‑building flex property built in 1972 with a total of 9,600 sq ft (5,600 sq ft + 4,000 sq ft).; Building #1 (5,600 sq ft) includes 5 offices, 1 large conference room, 1 medium conference/breakroom, and 3 bathrooms plus warehouse with roll‑up door.; Building #2 (4,000 sq ft) features a warehouse with 5 roll‑up doors/bays, plus conference room (HVAC), kitchen/breakroom, and bathrooms with showers.
