Medical Office with Exam
For Sale
$494,000
2301 Bemiss Road, Valdosta, GA 31602
Commercial Sale, Valdosta, GA
Property Size3,789 SF
Lot Size0.95 Acres
Price / SF$130.38
Days on Market521
Property Features for 2301 Bemiss Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
R-P
Subdivision
DUKES
Standard status
Active
APN
0112C 242
Size
3,789 SF
Lot size
0.95 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
PT LT 1 & 2 BLK B DUKES S
Tax Annual Amount
7595
Legal Description
PT LT 1 & 2 BLK B DUKES S
Amenities
reception/waiting area
common area
handicap accessible restrooms
storage room
kitchen
Building Details
Year built
1985
Listing Agency:
GPS Real Estate
(229) 460-4147
Listed By:
Chris Kendrick · License #263940
(229) 460-4147
Added: Mar 29, 2025
Changed: Aug 24
Last Checked: Aug 31 at 12:06PM
MLS# 144386
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.
The 3,789-square-foot medical office building occupies a 0.95-acre lot and was built in 1985. Its interior includes a reception and waiting area, 7 exam rooms, 2 executive offices, bookkeeping and records rooms, a shared common area, storage, kitchen, and handicap-accessible restrooms. Most exam rooms include sinks, and the building has an all-brick exterior with a new roof.
The property is located on Bemiss Road in Valdosta, 2 blocks from South Georgia Medical Center. Additional parking is situated behind the building, supporting the existing office configuration and visitor access.
The property is located on Bemiss Road in Valdosta, 2 blocks from South Georgia Medical Center. Additional parking is situated behind the building, supporting the existing office configuration and visitor access.
Key Highlights
- 3,789‑square‑foot medical office on 0.95 acres
- 7 exam rooms, most with sinks
- 2 executive offices plus bookkeeping and records rooms
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
$33,073
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
6.69%
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%
$661,460
$661.5K
Cap Rate 7%
$472,471
$472.5K
Cap Rate 9%
$367,478
$367.5K
Market Conditions
NOI Build-Up for 3,789 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
$61.4K $16.20/SF
− Vacancy
−$6.3K −$1.65/SF
EGI
$55.1K $14.55/SF
− OpEx
−$22.0K −$5.82/SF
NOI
$33.1K $8.73/SF
Area
Lowndes County, GA
Vacancy
10.20%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
40.00%
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%
$661,460
Cap Rate 7%
$472,471
Cap Rate 9%
$367,478
Alternative Uses
Best Use
Healthcare Medical
$472.5K
$413.4K – $551.2K
NOI $33,073 @ 7.0% cap · market cap 6.69%
Second Best
Office B
$418.0K
$365.7K – $487.7K
NOI $29,259 @ 7.0% cap · market cap 5.92%
Theoretical Best
Office A
$575.2K
$503.3K – $671.1K
NOI $40,266 @ 7.0% cap · market cap 8.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,225
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?
Medical Office Space - Configured for clinical operations with reception, offices, sinks, and accessible restrooms.
Where is this medical office space located?
The property is located at 2301 Bemiss Road Valdosta, GA.
What is the asking price?
The asking price for this property is $494,000.
What are key features of this property?
This property features: 3,789‑square‑foot medical office on 0.95 acres; 7 exam rooms, most with sinks; 2 executive offices plus bookkeeping and records rooms
