Two-Story Office
For Sale
$899,000
3185 Madison Hwy, Valdosta, GA 31601
Commercial Sale, Valdosta, GA
Property Size9,258 SF
Lot Size1.80 Acres
Price / SF$97.11
Days on Market386
Property Features for 3185 Madison Hwy
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-G
Subdivision
6-Incorp. from S. of Hwy 84 in Lowndes Co.
Standard status
Active
APN
0168 002
Size
9,258 SF
Lot size
1.80 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
DB 1192-249 (Tract 1)
Tax Annual Amount
12107
Legal Description
DB 1192-249 (Tract 1)
Building Details
Year built
1988
Listing Agency:
FIRST COMMERCIAL REAL ESTATE
(229) 561-1939
Listed By:
Scott Alderman · License #109748
(229) 561-1939
Added: Aug 4, 2025
Changed: Aug 20
Last Checked: Aug 24 at 6:06AM
MLS# 145814
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 property includes a 7,956-square-foot, two-story main office with a lobby, private and executive offices, work areas, conference rooms, restrooms, kitchen facilities, pantry, break room, storage, and a vault. The upper level also contains a residential suite with a living room, den, kitchen, and bath, along with additional offices, restrooms, and walk-in attic storage that could support office use. A separate 1,302-square-foot building provides additional flexible space.
The property occupies a corner lot with parking and a planned 1.8-acre main parcel. It is situated between I-75 Exit 11 and Valdosta Regional Airport, which offers multiple daily jet connections to and from Atlanta through a Delta connector. The transaction includes a planned 10-foot easement along the south property line for access to the retained rear parcel.
The property occupies a corner lot with parking and a planned 1.8-acre main parcel. It is situated between I-75 Exit 11 and Valdosta Regional Airport, which offers multiple daily jet connections to and from Atlanta through a Delta connector. The transaction includes a planned 10-foot easement along the south property line for access to the retained rear parcel.
Key Highlights
- 7,956‑square‑foot, two‑story main office building
- Separate 1,302‑square‑foot secondary building for multi‑use
- Planned 1.8‑acre main lot on a corner parcel
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
$71,490
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
7.95%
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%
$1,429,800
$1.4M
Cap Rate 7%
$1,021,286
$1.0M
Cap Rate 9%
$794,333
$794.3K
Market Conditions
NOI Build-Up for 9,258 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
$122.2K $13.20/SF
− Vacancy
−$26.9K −$2.90/SF
EGI
$95.3K $10.30/SF
− OpEx
−$23.8K −$2.57/SF
NOI
$71.5K $7.72/SF
Area
Lowndes County, GA
Vacancy
22.00%
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%
$1,429,800
Cap Rate 7%
$1,021,286
Cap Rate 9%
$794,333
Alternative Uses
Best Use
Office B
$1.02M
$893.6K – $1.19M
NOI $71,490 @ 7.0% cap · market cap 7.95%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.41M
$1.23M – $1.64M
NOI $98,387 @ 7.0% cap · market cap 10.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
21
Businesses Nearby
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?
Office building - Corporate office property with extensive private offices, collaborative work areas, conference rooms, and supporting amenities.
Where is this office building located?
The property is located at 3185 Madison Hwy Valdosta, GA.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: 7,956‑square‑foot, two‑story main office building; Separate 1,302‑square‑foot secondary building for multi‑use; Planned 1.8‑acre main lot on a corner parcel
