Renovated Historic Restaurant
For Sale
$829,000
208 N Patterson, Valdosta, GA 31601
Commercial Sale, Valdosta, GA
Property Size7,560 SF
Lot Size0.10 Acres
Price / SF$109.66
Days on Market181
Property Features for 208 N Patterson
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
CD
Subdivision
Downtown Valdosta
Standard status
Active
APN
0118C 129
Size
7,560 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
9424
Amenities
exposed brick walls
security and camera system
updated infrastructure
basement storage
Listing Agency:
Southern Classic Realtors
(678) 635-8877
Listed By:
Jordan Ganas · License #411730
(229) 269-1380
Added: Feb 26
Changed: Aug 20
Last Checked: Aug 26 at 1:06AM
MLS# 149792
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 7,560-square-foot historic restaurant building combines a two-floor layout with contemporary building improvements. Renovated in 2015, the property retains exposed brick details and includes a complete restaurant kitchen, basement storage, a full sprinkler system, security and camera systems, and updated infrastructure. Front and rear staircases support circulation between levels and allow flexible interior arrangements. Approved occupancy is 300.
The property occupies 0.1 acres at 208 N Patterson in downtown Valdosta, directly across from the Lowndes County Courthouse. It is zoned CD and offers a substantial commercial footprint for restaurant, entertainment, or large-event use.
The property occupies 0.1 acres at 208 N Patterson in downtown Valdosta, directly across from the Lowndes County Courthouse. It is zoned CD and offers a substantial commercial footprint for restaurant, entertainment, or large-event use.
Key Highlights
- 7,560‑square‑foot historic building renovated in 2015
- Approved occupancy of 300
- Complete restaurant kitchen on the main level
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
$69,755
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
8.41%
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%
$1,395,100
$1.4M
Cap Rate 7%
$996,500
$996.5K
Cap Rate 9%
$775,056
$775.1K
Market Conditions
NOI Build-Up for 7,560 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
$99.8K $13.20/SF
− Vacancy
−$6.8K −$0.90/SF
EGI
$93.0K $12.30/SF
− OpEx
−$23.3K −$3.08/SF
NOI
$69.8K $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%
$1,395,100
Cap Rate 7%
$996,500
Cap Rate 9%
$775,056
Alternative Uses
Best Use
Specialty Retail
$996.5K
$871.9K – $1.16M
NOI $69,755 @ 7.0% cap · market cap 8.41%
Second Best
Retail
$852.5K
$746.0K – $994.6K
NOI $59,678 @ 7.0% cap · market cap 7.20%
Theoretical Best
Office A
$1.15M
$1.00M – $1.34M
NOI $80,342 @ 7.0% cap · market cap 9.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
1,126
Businesses Nearby
26k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 47%
Shops & Services 32%
Home Improvements & Furnishings 17%
Electronics 3%
Church's Chicken
Dining
9,867 visits/mo
0.4 miles
Langdale Ford
Shops & Services
4,086 visits/mo
0.1 miles
SUBWAY
Dining
2,656 visits/mo
0.4 miles
True Value Hardware
Home Improvements & Furnishings
2,323 visits/mo
0.2 miles
Miller Hardware - Downtown
Home Improvements & Furnishings
2,133 visits/mo
0.2 miles
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Two-level commercial space includes a restaurant kitchen, basement storage, and approved occupancy for 300.
Where is this conventional restaurant located?
The property is located at 208 N Patterson Valdosta, GA.
What is the asking price?
The asking price for this property is $829,000.
What are key features of this property?
This property features: 7,560‑square‑foot historic building renovated in 2015; Approved occupancy of 300; Complete restaurant kitchen on the main level
