Brand New Build-to-Suit NNN
For Sale
Contact for pricing
4065 Pine Grove Road, Valdosta, GA 31605
Brand new build-to-suit retail asset on a corner lot with a passive NNN structure and long-term lease featuring rental escalations.
Property Size10,640 SF
Price / SF$237.44
Days on Market147
Property Features for 4065 Pine Grove Road
General Information
Standard status
Active
Size
10,640 SF
Property subtype
Retail
Occupancy
100%
Investment Type
Net Lease
Net Operating Income
$161,688
Building Details
Year Built
2026
Tenancy
Single
Listing Agency:
NorthMarq - Newport Beach
Listed By:
Brett Butler · License #TX 558227
(949) 270-3690
Source:
Crexi
Added: Apr 13
Changed: Aug 24
Last Checked: Aug 30 at 6:48PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of NorthMarq - Newport Beach
Investment Insights
Based on property information with market context.
This for-sale NNN retail property features brand new build-to-suit construction and a passive NNN lease structure. The investment is supported by an investment-grade corporate guaranty (S&P: BBB/Stable) and includes a long-term lease with new rental escalations.
The property is positioned as a strategic retail location on a high-visibility corner lot, designed for durable, long-horizon occupancy under the existing lease terms.
The property is positioned as a strategic retail location on a high-visibility corner lot, designed for durable, long-horizon occupancy under the existing lease terms.
Key Highlights
- Year built 2026 brand new build‑to‑suit retail construction
- Long‑term lease with new rental escalations
- Investment‑grade corporate guaranty (S&P: BBB/Stable)
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
$83,991
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
3.32%
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%
$1,679,820
$1.7M
Cap Rate 7%
$1,199,871
$1.2M
Cap Rate 9%
$933,233
$933.2K
Market Conditions
NOI Build-Up for 10,640 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
$134.1K $12.60/SF
− Vacancy
−$14.1K −$1.32/SF
EGI
$120.0K $11.28/SF
− OpEx
−$36.0K −$3.38/SF
NOI
$84.0K $7.89/SF
Area
Lowndes County, GA
Vacancy
10.50%
Lease Rate
$12.60 /SF/Yr
Expense Ratio
30.00%
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%
$1,679,820
Cap Rate 7%
$1,199,871
Cap Rate 9%
$933,233
Alternative Uses
Best Use
Retail
$1.20M
$1.05M – $1.40M
NOI $83,991 @ 7.0% cap · market cap 3.32%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.62M
$1.41M – $1.88M
NOI $113,073 @ 7.0% cap · market cap 4.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
65
Businesses Nearby
3k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Citgo
Shops & Services
2,871 visits/mo
0.5 miles
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
NNN property - Brand new build-to-suit retail asset on a corner lot with a passive NNN structure and long-term lease featuring rental escalations.
Where is this nnn property located?
The property is located at 4065 Pine Grove Road Valdosta, GA.
What is the asking price?
The asking price for this property is $2,526,400.
What are key features of this property?
This property features: Year built 2026 brand new build‑to‑suit retail construction; Long‑term lease with new rental escalations; Investment‑grade corporate guaranty (S&P: BBB/Stable)
