Functional Flex Building with
For Sale
Contact for pricing
1004 Williams St, Valdosta, GA 31601
Multi-functional office/warehouse with showroom, storage, and fenced yard.
Property Size4,800 SF
Price / SF$80.21
Days on Market773
Property Features for 1004 Williams St
General Information
Standard status
Active
Size
4,800 SF
Class
B
Total Parking Spaces
25
Property subtype
Office
Zoning
Highway Commercial
Lease Type
Gross
Investment Type
Owner/User
Building Details
Year Renovated
2022
Buildings
1
Stories
1
Units
2
Tenancy
Multi
Listing Agency:
Coldwell Banker Commercial Premier Real Estate
(229) 244-3535
Listed By:
John Courson · License #342868
Source:
Crexi
Added: Jul 19, 2024
Changed: Aug 27
Last Checked: Aug 28 at 4:10PM
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 Coldwell Banker Commercial Premier Real Estate
Investment Insights
Based on property information with market context.
This multi-functional flex building, totaling approximately 4800 square feet, is well-located and offers potential for both end-users and investors. The building is currently divided into two spaces with separate mailing addresses. 1004 Williams Street is a recently updated space of approximately 2000 square feet, currently used as a professional office, showroom, shop, and yard space for a local contractor/homebuilder. It features high-end designer finishes, flooring, and fixtures, along with a conference room, three offices (including an executive-sized office with a private bathroom), and conditioned indoor storage. 1006 Williams Street, approximately 2800 square feet, has been continuously leased by a print shop for approximately 20 years. It features a mostly open concept with a showroom and printing operation in the front area (approximately 1750 square feet), along with four offices, three bathrooms, and break/storage/conference rooms in the back. The property is centrally located just north of downtown Valdosta, one block off N Ashley Street/US HWY 41, the main commercial thoroughfare in the market. It is a solid king-brick building with a glass storefront, street parking along the front, and a gated and fenced rear yard space that is paved.
Key Highlights
- ±4800 sq ft flex building perfect for end‑users or investors.
- Two separate spaces (±2000 sq ft and ±2800 sq ft) each with its own mailing address.
- 1004 Williams Street: Recently updated ±2000 sq ft space featuring high‑end designer finishes, conference room, 3 offices, and indoor storage.**
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
$25,693
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
6.67%
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%
$513,860
$513.9K
Cap Rate 7%
$367,043
$367.0K
Cap Rate 9%
$285,478
$285.5K
Market Conditions
NOI Build-Up for 4,800 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
$43.2K $9.00/SF
− Vacancy
−$3.7K −$0.77/SF
EGI
$39.5K $8.24/SF
− OpEx
−$13.8K −$2.88/SF
NOI
$25.7K $5.35/SF
Area
Lowndes County, GA
Vacancy
8.50%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
35.00%
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%
$513,860
Cap Rate 7%
$367,043
Cap Rate 9%
$285,478
Alternative Uses
Best Use
Mixed Use
$565.7K
$495.0K – $660.0K
NOI $39,600 @ 7.0% cap · market cap 10.29%
Second Best
Office B
$529.5K
$463.3K – $617.8K
NOI $37,066 @ 7.0% cap · market cap 9.63%
Theoretical Best
Office A
$728.7K
$637.6K – $850.2K
NOI $51,011 @ 7.0% cap · market cap 13.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
799
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?
Mixed-use property - Multi-functional office/warehouse with showroom, storage, and fenced yard.
Where is this mixed-use property located?
The property is located at 1004 Williams St Valdosta, GA.
What is the asking price?
The asking price for this property is $385,000.
What are key features of this property?
This property features: ±4800 sq ft flex building perfect for end‑users or investors.; Two separate spaces (±2000 sq ft and ±2800 sq ft) each with its own mailing address.; 1004 Williams Street: Recently updated ±2000 sq ft space featuring high‑end designer finishes, conference room, 3 offices, and indoor storage.**
