Corner Flex Space with
For Sale
$1,495,000
201 N Troup St, Valdosta, GA 31601
C-H-zoned property combines office and warehouse improvements on a downtown-edge corner parcel.
Property Size25,522 SF
Lot Size2.44 Acres
Price / SF$58.58
Days on Market44
Property Features for 201 N Troup St
General Information
Standard status
Active
Size
25,522 SF
Total Parking Spaces
60
Lot size
2.44 Acres
Property subtype
Commercial
Zoning
C-H
Warehouse & Industrial
Warehouse Space
8,362 SF
Office Build-Out
17,160 SF
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$15,556
Building Details
Building Size
25,522 SF
Year Built
1980
Buildings
1
Stories
1
Tenancy
Single
Owner Occupied
No
Abandoned
No
Listing Agency:
FIRST COMMERCIAL REAL ESTATE
(229) 561-1939
Listed By:
Scott Alderman · License #109748
(229) 561-1939
Source:
Homesinvaldosta
Added: Jul 18
Changed: Aug 29
Last Checked: Aug 29 at 1:54PM
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 FIRST COMMERCIAL REAL ESTATE
Investment Insights
Based on property information with market context.
This flex-space property includes a 25,522-sf building divided between 17,160 sf of office area and 8,362 sf of warehouse space. Built in 1980, the facility is currently occupied as the main office location of The Valdosta Daily Times. The configuration supports combined office and warehouse operations within one building.
The property occupies a 2.44-acre corner lot at N Troup St and E Central Ave on the east side of downtown Valdosta. Three-street frontage adds access along the parcel, while a separate 0.69-acre vacant area provides additional land within the site. The property is zoned C-H.
The property occupies a 2.44-acre corner lot at N Troup St and E Central Ave on the east side of downtown Valdosta. Three-street frontage adds access along the parcel, while a separate 0.69-acre vacant area provides additional land within the site. The property is zoned C-H.
Key Highlights
- 25,522‑sf building with 17,160 sf of office space and 8,362 sf of warehouse space
- 2.44‑acre corner lot with 3‑street frontage
- Separate 0.69‑acre vacant area included for expansion or other use
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
$136,613
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
9.14%
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%
$2,732,260
$2.7M
Cap Rate 7%
$1,951,614
$2.0M
Cap Rate 9%
$1,517,922
$1.5M
Market Conditions
NOI Build-Up for 25,522 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
$229.7K $9.00/SF
− Vacancy
−$19.5K −$0.77/SF
EGI
$210.2K $8.24/SF
− OpEx
−$73.6K −$2.88/SF
NOI
$136.6K $5.35/SF
Area
Lowndes County, GA
Vacancy
8.50%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
35.00%
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%
$2,732,260
Cap Rate 7%
$1,951,614
Cap Rate 9%
$1,517,922
Alternative Uses
Best Use
Office B
$2.82M
$2.46M – $3.28M
NOI $197,081 @ 7.0% cap · market cap 13.18%
Second Best
Warehouse
$2.15M
$1.88M – $2.51M
NOI $150,426 @ 7.0% cap · market cap 10.06%
Theoretical Best
Office A
$3.87M
$3.39M – $4.52M
NOI $271,227 @ 7.0% cap · market cap 18.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,272
Businesses Nearby
Balanced
Demand for This Use
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
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Frequently Asked Questions
What type of property is this?
Flex space - C-H-zoned property combines office and warehouse improvements on a downtown-edge corner parcel.
Where is this flex space located?
The property is located at 201 N Troup St Valdosta, GA.
What is the asking price?
The asking price for this property is $1,495,000.
What are key features of this property?
This property features: 25,522‑sf building with 17,160 sf of office space and 8,362 sf of warehouse space; 2.44‑acre corner lot with 3‑street frontage; Separate 0.69‑acre vacant area included for expansion or other use
