Brick Office Building with
For Sale
$399,900
3901 Forrest Street Ext, Valdosta, GA 31605
Commercial Sale, Valdosta, GA
Property Size1,731 SF
Lot Size1.00 Acre
Price / SF$231.02
Days on Market226
Property Features for 3901 Forrest Street Ext
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
O-P
Subdivision
2-N of Park Ave to E Oak St (City Limits)
Standard status
Active
APN
0149A 038
Size
1,731 SF
Lot size
1.00 Acre
Taxes and HOA fees
Tax Year
2025
Tax Description
DB 6986 Pg 832
Tax Annual Amount
2578
Legal Description
DB 6986 Pg 832
Amenities
lobby
reception area
kitchen
kitchenette
break room
file rooms
laundry area
covered rear porch
Building Details
Year built
1980
Listing Agency:
Canopy Realty Group
(229) 630-2400
Listed By:
Tony Barker
(229) 560-3691
Added: Jan 9
Changed: Aug 20
Last Checked: Aug 23 at 4:06PM
MLS# 147265
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.
Built in 1980, this brick office building contains 1,731 square feet on a 1-acre lot. The layout includes a large lobby and reception area, four additional offices, a kitchen, separate kitchenette, break room, file rooms, one full bathroom, one half bathroom, and a laundry area equipped with a washer and dryer. A covered rear porch and private parking add to the property’s functional setup. The building is currently used as a real estate rental office and was previously occupied as a dentist office.
Located at 3901 Forrest Street Ext in Valdosta, Georgia, the property sits one block from Inner Perimeter Rd. Office Professional zoning is identified as O-P. The combination of dedicated office rooms, administrative support areas, and existing parking provides a practical configuration for professional office use.
Located at 3901 Forrest Street Ext in Valdosta, Georgia, the property sits one block from Inner Perimeter Rd. Office Professional zoning is identified as O-P. The combination of dedicated office rooms, administrative support areas, and existing parking provides a practical configuration for professional office use.
Key Highlights
- 1,731‑square‑foot brick office building constructed in 1980
- 1‑acre lot with plentiful private parking
- Large lobby and reception area plus 4 additional offices
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
$15,109
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
3.78%
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%
$302,180
$302.2K
Cap Rate 7%
$215,843
$215.8K
Cap Rate 9%
$167,878
$167.9K
Market Conditions
NOI Build-Up for 1,731 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
$28.0K $16.20/SF
− Vacancy
−$2.9K −$1.65/SF
EGI
$25.2K $14.55/SF
− OpEx
−$10.1K −$5.82/SF
NOI
$15.1K $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%
$302,180
Cap Rate 7%
$215,843
Cap Rate 9%
$167,878
Alternative Uses
Best Use
Healthcare Medical
$215.8K
$188.9K – $251.8K
NOI $15,109 @ 7.0% cap · market cap 3.78%
Second Best
Office B
$191.0K
$167.1K – $222.8K
NOI $13,367 @ 7.0% cap · market cap 3.34%
Theoretical Best
Office A
$262.8K
$230.0K – $306.6K
NOI $18,396 @ 7.0% cap · market cap 4.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
280
Businesses Nearby
Explore this area
Business Placement
Demographics for 31605, GA
23,682
Population
9,642
Households
2.5
Avg Household Size
32
Median Age
35%
College-Educated
95%
High-School Grad
48.8 sq mi
ZIP Area
485
Density / Sq Mi
$73,991
Median Household Income
$42,359
Median Earnings
$1,230
Median Rent
$211,900
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 - O-P-zoned office property with multiple workrooms, support areas, private parking, and a covered rear porch.
Where is this office building located?
The property is located at 3901 Forrest Street Ext Valdosta, GA.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: 1,731‑square‑foot brick office building constructed in 1980; 1‑acre lot with plentiful private parking; Large lobby and reception area plus 4 additional offices
