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Property profile & analytics
FOR LEASE
Retail space
1450 Madison Hwy Valdosta, GA 31601
Entity Owned
17-yr Hold
Free & Clear
Property ID
US22-3213801
For Lease
1 / 11
$910,000
1450 Madison Hwy, Valdosta, GA 31601
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Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2011
Construction
STEEL FRAME
Total area
8,000 SF
Lot
2 ac (87,120 SF)
Zoning code
C-H
APN
0124B-001
UPID
US22-3213801
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
by Request
CAP Approach
CAP
$970k
Comparable Approach
Comparable
$952k
Blend (final)
Blend
$910k
Owner & transaction history
Butler Butler & Butler LLC · 17 yrs held
Butler Butler & Butler LLC
since 2008
1 recorded transaction
Zoning & alternative use
C-H · Valdosta, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
ions 2 Chapter 202 - Land Use and 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…
Zone name
Highway Commercial
General category
COMMERCIAL
Zone area
2,115.66 ac
Source
land development regulations
Top alternative use upside
Medical building
$1.4M
+21.9%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,055,000
6.5%
$970,000
7%
$900,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,170,000
Current use
MEDICAL BUILDING
$1,425,000
Change: +22% · Conversion: Difficult
Blend value · Realmo final
$910k
Range $819k – $1.00M · ±10%
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
$114 / 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
$6,802
Tax year 2023
Assessed value
$228,324
Assessed 2023
Previous assessed
$228,324
+0.0% YoY
Effective rate
2.98%
On assessed value
Assessed land
$8,600
Assessed improvement
$219,724
Land market value
$21,500
Improvement market value
$549,311
Total market value
$570,811
Applied tax rate
1.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Lease
Year built
2011
Construction
STEEL FRAME
Heating
NONE
Buildings
2
Stories
1
Total area
8,000 SF
Lot
2 ac (87,120 SF)
Zoning code
C-H
APN
0124B-001
UPID
US22-3213801
Jurisdiction
LOWNDES
Zoning & alternative use
C-H · Valdosta, GAZoning C-H · permitted uses
C-H · Valdosta, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
ions 2 Chapter 202 - Land Use and 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
Zone name
Highway Commercial
General category
COMMERCIAL
Zone area
2,115.66 ac
Source
land development regulations
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.4M
RETAIL STORES Current
MEDICAL BUILDING
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
2011
Construction
STEEL FRAME
Heating
NONE
Stories
1
Buildings
2
Lot
2 ac
Current owner
From public records · entity-resolved
Butler Butler & Butler LLC
Entity
Free & Clear · 17 yrs held
Mailing address
1450 MADISON HWY, VALDOSTA, GA 31601-6522
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 24, 2008
$42,000
Butler Butler & Butler LLC
The Estate Of Mae Fletcher
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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