Brick Office Building with Two
For Sale
$950,000
505 N Toombs St., Valdosta, GA 31601
COMMERCIAL - Valdosta, GA
Property Size5,212 SF
Lot Size0.62 Acres
Price / SF$182.27
Days on Market48
Property Features for 505 N Toombs St.
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-C
Subdivision
Toombs
Standard status
Active
APN
0118C 093
Size
5,212 SF
Lot size
0.62 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Bk 216
Tax Annual Amount
9868
Legal Description
Bk 216
Building Details
Year built
2007
Listing Agency:
Georgia Florida Real Estate Services
(229) 560-2081
Listed By:
Melissa Sherwood
(229) 561-0232
Added: Jul 2
Changed: Jul 3
Last Checked: Aug 18 at 8:06PM
MLS# 154253
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.
This well-built brick office building is designed for flexible professional use. The interior includes a welcoming lobby, multiple private offices, spacious conference rooms, ample storage, and a break room with a full kitchen. The overall configuration supports separation for two separate occupants, with the upper level described as having the potential for its own private entrance. The property size is 5,212 square feet on a 0.62-acre lot.
The building is located at 505 N Toombs St. in Valdosta, Georgia (31601). The offering is described as having strong street frontage and high visibility for client-facing operations, along with opportunities related to prominent signage.
For buyers and tenant users, the layout can work for an owner-occupant who wants space for their business while leasing the other portion, or for operators seeking a multi-tenant office setup. The combination of private offices, conference rooms, kitchen amenities, and extensive storage supports day-to-day office workflow, whether arranged as one continuous operation or divided between two occupants. Zoned C-C, the property presents a practical option for professional and business office needs in a standalone office building format.
The building is located at 505 N Toombs St. in Valdosta, Georgia (31601). The offering is described as having strong street frontage and high visibility for client-facing operations, along with opportunities related to prominent signage.
For buyers and tenant users, the layout can work for an owner-occupant who wants space for their business while leasing the other portion, or for operators seeking a multi-tenant office setup. The combination of private offices, conference rooms, kitchen amenities, and extensive storage supports day-to-day office workflow, whether arranged as one continuous operation or divided between two occupants. Zoned C-C, the property presents a practical option for professional and business office needs in a standalone office building format.
Key Highlights
- Brick office building built in 2007
- Floor plan includes a lobby, multiple private offices, and spacious conference rooms
- Includes lots of storage plus a break room and a full kitchen
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
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,304
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 - Versatile brick office building with a lobby, multiple private offices, and a layout suited for 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; Floor plan includes a lobby, multiple private offices, and spacious conference rooms; Includes lots of storage plus a break room and a full kitchen
