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114 N Patterson 3,600 SF 100% Leased Retail Building Valdosta, GA 31601 $450,000 ($125/SF) 6.53% Cap Rate
INVESTMENT HIGHLIGHTS
- Turnkey Mixed Use Downtown Gem
EXECUTIVE SUMMARY
Located in the heart of historic downtown Valdosta, 114 N Patterson Street is a well-maintained mixed-use investment or owner-occupant opportunity featuring street-level commercial space with two modern loft apartments above. The approximately 3,600 SF building blends classic downtown character with updated interiors and strong in-place income. The ground floor is leased to a dance studio with excellent visibility along Patterson Street, highlighted by attractive storefront windows and a welcoming recessed entry. The second level features two upscale loft-style apartments with open living areas, hardwood floors, and updated kitchens and baths. One apartment includes a distinctive step-up bedroom area overlooking the front living space, adding architectural interest and privacy. The property is currently occupied and generates approximately $3,500 per month in gross rental income ($42,000 annually) based on existing leases and recent rentals. Rental rates are considered consistent with current downtown Valdosta market conditions. Lease details are available upon request. An additional advantage is the property’s rear access backing directly to the City of Valdosta–owned Toombs Street public parking lots, providing convenient parking for both residential occupants and commercial patrons. Surrounded by restaurants, shops, offices, and entertainment venues, this property is well suited for investors seeking stable downtown income or owner-occupants looking for a flexible live/work opportunity in one of Valdosta’s most walkable and desirable locations.
FINANCIAL SUMMARY (PRO FORMA - 2026) Click Here to Access |
ANNUAL | ANNUAL PER SF |
|---|---|---|
| Gross Rental Income |
$99,999
|
$9.99
|
| Other Income |
-
|
-
|
| Vacancy Loss |
-
|
-
|
| Effective Gross Income |
$99,999
|
$9.99
|
| Taxes |
$99,999
|
$9.99
|
| Operating Expenses |
$99,999
|
$9.99
|
| Total Expenses |
$99,999
|
$9.99
|
| Net Operating Income |
$99,999
|
$9.99
|
FINANCIAL SUMMARY (PRO FORMA - 2026) Click Here to Access
| Gross Rental Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Other Income | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Vacancy Loss | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Effective Gross Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Taxes | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Operating Expenses | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Total Expenses | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Net Operating Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
PROPERTY FACTS
Sale Type
Investment or Owner User
Property Type
Retail
Property Subtype
Building Size
3,600 SF
Building Class
C
Year Built
1991
Price
$450,000
Price Per SF
$125
Cap Rate
6.53%
NOI
$29,400
Percent Leased
100%
Tenancy
Multiple
Building Height
2 Stories
Building FAR
2.07
Lot Size
0.04 AC
Opportunity Zone
Yes
Zoning
C-D - Downtown Commercial District
Frontage
20’ on N Patterson
AMENITIES
- Controlled Access
- Fiber Optic Internet
Walk Score®
Very Walkable (70)
Bike Score®
Very Bikeable (77)
NEARBY MAJOR RETAILERS
PROPERTY TAXES
| Parcel Number | 0120A-139 | Total Assessment | $134,132 (2024) |
| Land Assessment | $42,240 (2024) | Annual Taxes | ($1) ($0.00/SF) |
| Improvements Assessment | $91,892 (2024) | Tax Year | 2026 |
PROPERTY TAXES
Parcel Number
0120A-139
Land Assessment
$42,240 (2024)
Improvements Assessment
$91,892 (2024)
Total Assessment
$134,132 (2024)
Annual Taxes
($1) ($0.00/SF)
Tax Year
2026
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114 N Patterson
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