Entity Owned 
For Sale
1 / 39
$829,000
208 N Patterson St, Valdosta, GA 31601
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Property summary
AI-generated overview
The property is a historic, multi-level building that underwent renovations in 2015 and features an interior configured with a complete restaurant kitchen setup, exposed brick elements, and modern infrastructure. It consists of two floors with both front and rear staircases to support interior circulation, and includes a basement providing additional storage capacity. The building has an approved occupancy of 300 and includes a full sprinkler system along with security and camera systems. The facility is positioned on the main block of Downtown Patterson Street directly across from the Lowndes County Courthouse, supporting a prominent downtown location. The interior layout is suitable for a range of uses such as dining, entertainment, or event space.
Property profile
Verified
Property type
Other investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1900
Construction
TYPE NOT SPECIFIED
Total area
7,560 SF
Lot
0.1 ac (4,356 SF)
Zoning code
C-D
APN
0118C-129
UPID
US22-3233928
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$745k
CAP Approach
CAP
$960k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$785k
Owner & transaction history
since 2022
Last sale
$670,000
2 recorded transactions
Zoning & alternative use
C-D · Valdosta, GA
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…
General category
COMMERCIAL
Top alternative use upside
Retail stores
$1.1M
+38.1%
Auto repair, garage
$865,000
+8.6%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$785k
Value range
$707k – $864k
±10% around blend
Estimated value / SF
$104 / SF
Confidence
Property data
100
Market benchmarks
100
Comparable evidence
60
Income certainty
100
$707k
blend $785k
$864k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
7,560 SF
Lot area
0.1 ac
Year built
1900
Stories
2
APN
0118C-129
Zoning
C-D
Assessed value
$261,914
Annual tax
$9,113
3
Income approach: direct capitalization
Partial preview
Income approach indication
$960k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.04M
@ 6.5% CAP return
$960k
@ 7% CAP return
$890k
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$9,113
Selected cap rate
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$785k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 76 sales
$106
-2%
Submarket 129 sales
$135
-23%
County 142 sales
$131
-21%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $104/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+38%
vs current-use indication
Auto Repair, Garage
Commercial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Selected market yield
8.00%
Selected cap rate for this other investment properties
Derived from the Valdosta market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.00%
9.0%
NOI (est.)
$70k *
Last sale · Apr 2022
$670k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$872k
Move the market yield to see immediate price impact.
Value / SF
$115
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
7.50%8.00%8.50%
$63k
$837k
$785k
$739k
$70k
$930k
$872k
$821k
$77k
$1.02M
$959k
$903k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$9,113
Tax year 2023
Assessed value
$261,914
Assessed 2023
Previous assessed
$261,914
+0.0% YoY
Effective rate
3.48%
On assessed value
Assessed land
$47,309
Assessed improvement
$214,605
Land market value
$118,272
Improvement market value
$536,513
Total market value
$654,785
Applied tax rate
5.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
For Sale
Year built
1900
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Total area
7,560 SF
Lot
0.1 ac (4,356 SF)
Zoning code
C-D
APN
0118C-129
UPID
US22-3233928
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
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…
General category
COMMERCIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1900
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
Yes
Stories
2
Lot
0.1 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
C-D
COMMERCIAL
Jurisdiction
Valdosta, GA
Recorded code
C-D
Official district
C-D
Official district profile
What the municipal code says about C-D
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…
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for C-D in Valdosta, GA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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