Brick Office Building with Flexible
For Sale
$950,000
505 N Toombs St., Valdosta, GA 31601
Brick office building with lobby, private offices, conference space, and a full kitchen, designed to accommodate two occupants.
Property Size5,212 SF
Days on Market53
Property Features for 505 N Toombs St.
General Information
Standard status
Active
Size
5,212 SF
Total Parking Spaces
16
Property subtype
Commercial
Zoning
C-C
Taxes and HOA fees
Annual Taxes
$9,868
Building Details
Building Size
5,212 SF
Year Built
2007
Stories
2
Listing Agency:
Georgia Florida Real Estate Services
(229) 561-0232
Listed By:
Melissa Sherwood · License #228219
(229) 561-0232
Source:
Homesinvaldosta
Added: Jul 3
Changed: Aug 24
Last Checked: Aug 23 at 1:01PM
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 Georgia Florida Real Estate Services
Investment Insights
Based on property information with market context.
This well-built brick office building is laid out with a welcoming lobby and multiple private offices, supported by spacious conference rooms. The interior also includes lots of storage, a break room, and a full kitchen, creating practical space for day-to-day operations and client meetings. The overall design provides flexibility by supporting two separate occupants.
The property features excellent street frontage with prominent signage opportunities and strong visibility from the street. The building is located at 505 N Toombs St., Valdosta, GA 31601.
With its flexible configuration, this building can work for an owner-occupant who wants to use part of the space while leasing the remainder, or for a tenant seeking space that can be separated for multiple business needs. The upper level has potential for its own private entrance, which may support a second business or an additional rental arrangement. As a result, the property is well-suited for a range of professional and business uses that benefit from both private work areas and meeting space.
The property features excellent street frontage with prominent signage opportunities and strong visibility from the street. The building is located at 505 N Toombs St., Valdosta, GA 31601.
With its flexible configuration, this building can work for an owner-occupant who wants to use part of the space while leasing the remainder, or for a tenant seeking space that can be separated for multiple business needs. The upper level has potential for its own private entrance, which may support a second business or an additional rental arrangement. As a result, the property is well-suited for a range of professional and business uses that benefit from both private work areas and meeting space.
Key Highlights
- Brick office building built in 2007 with a lobby, multiple private offices, conference space, and lots of storage
- Includes a break room and a full kitchen
- Designed for two separate occupants, with flexibility for a second business or additional rental income
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
$40,247
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
4.24%
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%
$804,940
$804.9K
Cap Rate 7%
$574,957
$575.0K
Cap Rate 9%
$447,189
$447.2K
Market Conditions
NOI Build-Up for 5,212 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
$68.8K $13.20/SF
− Vacancy
−$15.1K −$2.90/SF
EGI
$53.7K $10.30/SF
− OpEx
−$13.4K −$2.57/SF
NOI
$40.2K $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%
$804,940
Cap Rate 7%
$574,957
Cap Rate 9%
$447,189
Alternative Uses
Best Use
Office B
$575.0K
$503.1K – $670.8K
NOI $40,247 @ 7.0% cap · market cap 4.24%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$791.3K
$692.4K – $923.2K
NOI $55,389 @ 7.0% cap · market cap 5.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,309
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 - Brick office building with lobby, private offices, conference space, and a full kitchen, designed to accommodate two occupants.
Where is this office building located?
The property is located at 505 N Toombs St. Valdosta, GA.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Brick office building built in 2007 with a lobby, multiple private offices, conference space, and lots of storage; Includes a break room and a full kitchen; Designed for two separate occupants, with flexibility for a second business or additional rental income
