Flex Space With Office and
For Sale
$1,495,000
201 N Troup St, Valdosta, GA 31601
Commercial Sale, Valdosta, GA
Property Size25,522 SF
Lot Size2.44 Acres
Price / SF$58.58
Days on Market601
Property Features for 201 N Troup St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-H
Subdivision
3-S of Park Ave to E Oak St to S Hill Ave
Standard status
Active
APN
0118D-236 + 5
Size
25,522 SF
Lot size
2.44 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
DB 1903 PG 338
Tax Annual Amount
15557
Legal Description
DB 1903 PG 338
Building Details
Year built
1980
Listing Agency:
FIRST COMMERCIAL REAL ESTATE
(229) 561-1939
Listed By:
Scott Alderman · License #109748
(229) 561-1939
Added: Dec 30, 2024
Changed: Aug 20
Last Checked: Aug 23 at 3:06AM
MLS# 143439
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 flex property contains a 25,522-square-foot building completed in 1980, configured with 17,160 square feet of office area and 8,362 square feet of warehouse space. The improvements are currently occupied by The Valdosta Daily Times as its primary office facility. A 0.69-acre vacant section is included for expansion or another supported use, subject to applicable approvals.
The property occupies a 2.44-acre corner parcel at N Troup St and E Central Ave on the eastern edge of downtown Valdosta. It provides frontage along three streets and carries C-H zoning. The combination of office and warehouse improvements, existing occupancy, and additional land creates a flexible configuration for an owner-user or an investor evaluating multiple leasing arrangements.
The property occupies a 2.44-acre corner parcel at N Troup St and E Central Ave on the eastern edge of downtown Valdosta. It provides frontage along three streets and carries C-H zoning. The combination of office and warehouse improvements, existing occupancy, and additional land creates a flexible configuration for an owner-user or an investor evaluating multiple leasing arrangements.
Key Highlights
- 25,522‑square‑foot building on a 2.44‑acre parcel
- 17,160 SF of office area and 8,362 SF of warehouse space
- 0.69‑acre vacant section available for expansion or another 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
1,150
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 corner property combines substantial office improvements with warehouse space and an expansion area.
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‑square‑foot building on a 2.44‑acre parcel; 17,160 SF of office area and 8,362 SF of warehouse space; 0.69‑acre vacant section available for expansion or another use
