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Property profile & analytics
OFF-MARKET
Estimated value
$3,000,000
Office Spaces
108-116 Patterson St Valdosta, GA 31601
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US22-3198847
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1970
Construction
STEEL FRAME
Total area
31,532 SF
Lot
2.09 ac (91,040 SF)
Zoning code
C-D
APN
0120A-153
UPID
US22-3198847
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.00M
CAP Approach
CAP
$4.00M
Comparable Approach
Comparable
$2.39M
Blend (final)
Blend
$3.00M
Owner & transaction history
Valdosta Investment Partners Lllp · 2 yrs held
Valdosta Investment Partners Lllp
since 2024
Last sale
$3.0M
5 recorded transactions
Zoning & alternative use
C-D · Valdosta, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
d Zoning General Provisions September 6, 2012 R-P Residential Professional District O-P Office Professional District C-N Neighborhood Commercial District C-C Community Commercial District C-H Highway Commercial District C-D Downtown Commercial District C-A Adult Commercial District M-1 Wholesale/Office Industrial District M-2 Manufacturing/Distribution Distr…
Zone name
Downtown Commercial
General category
COMMERCIAL
Zone area
61.43 ac
Source
land development regulations
Top alternative use upside
Retail stores
$4.6M
+38.1%
Auto repair, garage
$3.6M
+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
$3,000,000
ML approach
$3,000,000
CAP Approach
CAP Return
Estimation
6%
$4,335,000
6.5%
$4,000,000
7%
$3,715,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,330,000
Current use
RETAIL STORES
$4,605,000
Change: +38% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,615,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$3.00M
Range $2.70M – $3.30M · ±10% · vs last sale $3.00M (Apr 1 2024)
Last sale anchor
$3.00M
Apr 1 2024
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
$95 / 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
$19,733
Tax year 2023
Assessed value
$567,165
Assessed 2023
Previous assessed
$567,165
+0.0% YoY
Effective rate
3.48%
On assessed value
Assessed land
$125,093
Assessed improvement
$442,072
Land market value
$312,733
Improvement market value
$1,105,179
Total market value
$1,417,912
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1970
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
31,532 SF
Lot
2.09 ac (91,040 SF)
Zoning code
C-D
APN
0120A-153
UPID
US22-3198847
Jurisdiction
LOWNDES
Zoning & alternative use
C-D · Valdosta, GAZoning 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
Zoning description
d Zoning General Provisions September 6, 2012 R-P Residential Professional District O-P Office Professional District C-N Neighborhood Commercial District C-C Community Commercial District C-H Highway Commercial District C-D Downtown Commercial District C-A Adult Commercial District M-1 Wholesale/Office Industrial District M-2 Manufacturing/Distribution District Section 202-5 Interpretation of Zoning District Boundaries Where uncertainty ex
Zone name
Downtown Commercial
General category
COMMERCIAL
Zone area
61.43 ac
Source
land development regulations
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$3.3M
RETAIL STORES
Est. value
$4.6M
AUTO REPAIR, GARAGE
Est. value
$3.6M
COMMERCIAL (GENERAL) Current
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
1970
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
2.09 ac
Current owner
From public records · entity-resolved
Valdosta Investment Partners Lllp
Entity
Mailing address
108 S, PATTERSON 108-116 ST, GA
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 1, 2024
$3,000,000
Valdosta Investment Partners Lllp
Idp South Patterson LLC
Warranty Deed
$2,550,000 · First Port City Bank
Nov 20, 2023
—
Cth Investments LLC
—
Deed
related
$700,000 · First Bank
Nov 13, 2018
$1,550,000
Idp South Patterson LLC
Rishi Kumar Saxena
Warranty Deed
—
Jul 10, 2013
$1,620,000
Rishi Kumar Saxena
Gig Boa Portfolio H Gpt
Limited Warranty Deed
—
Dec 15, 2012
$763,802
Gig Boa Gpt
First States Investors 500
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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