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Property profile & analytics
OFF-MARKET
Estimated value
$1,105,000
Investment properties
101 Patterson St Valdosta, GA 31601-5515
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US22-3425637
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1900
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
7,200 SF
Lot
0.21 ac (9,148 SF)
Zoning code
C-D
APN
0120A-218
UPID
US22-3425637
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Crews Engineering Inc Civil Engineer Engineer
-
Richard Fabric store (Bike/Boat/Book/etc) Store
-
The Patterson in Valdosta Hotel & Motel Resort
-
Stogies Downtown (Bike/Boat/Book/etc) Store
-
Renee Parker Business Networking Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.12M
CAP Approach
CAP
$915k
Comparable Approach
Comparable
$1.09M
Blend (final)
Blend
$1.11M
Owner & transaction history
Patterson LLC · 3 yrs held
Patterson LLC
since 2022
Last sale
$1.1M
4 recorded transactions
Zoning & alternative use
C-D · Valdosta, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.3M
+68.3%
Retail stores
$1.1M
+38.1%
Auto repair, garage
$825,000
+8.6%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Valdosta submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Valdosta submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$1,285,000
ML approach
$1,120,000
CAP Approach
CAP Return
Estimation
6%
$990,000
6.5%
$915,000
7%
$850,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$760,000
Current use
MEDICAL BUILDING
$1,280,000
Change: +68% · Conversion: Easy
RETAIL STORES
$1,050,000
Change: +38% · Conversion: Easy
AUTO REPAIR, GARAGE
$825,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$1.11M
Range $995k – $1.22M · ±10% · vs last sale $1.10M (Sep 16 2022)
Last sale anchor
$1.10M
Sep 16 2022
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$153 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$9,034
Tax year 2023
Assessed value
$259,646
Assessed 2023
Previous assessed
$259,646
+0.0% YoY
Effective rate
3.48%
On assessed value
Assessed land
$59,136
Assessed improvement
$200,510
Land market value
$147,840
Improvement market value
$501,274
Total market value
$649,114
Applied tax rate
5.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1900
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
CENTRAL
Stories
3
Total area
7,200 SF
Lot
0.21 ac (9,148 SF)
Zoning code
C-D
APN
0120A-218
UPID
US22-3425637
Jurisdiction
LOWNDES
Zoning & alternative use
C-D · Valdosta, GA
Zoning C-D · permitted uses
C-D · Valdosta, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Valdosta. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$760,000
MEDICAL BUILDING
Est. value
$1.3M
RETAIL STORES
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$825,000
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1900
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
3
Lot
0.21 ac
Current owner
From public records · entity-resolved
Patterson LLC
Entity
Mailing address
101 N PATTERSON ST, VALDOSTA, GA 31601-5515
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 16, 2022
$1,100,000
Patterson LLC
Downtown Dosta Development LLC
Warranty Deed
$1,122,890 · Slone Albert
Feb 7, 2006
—
Paul E Mcneal
Eddie Laws Furniture Co
Warranty Deed
—
Feb 7, 2006
$375,000
Downtown Dosta Development LLC
Paul E Mcneal
Warranty Deed
—
Jan 12, 2006
$208,756
Paul E Mcneal
L & M Co
Warranty Deed
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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