C-Store Property + 4 Houses For Sale in Valdosta, GA | 550 S Patterson St ($599K)

Prime Commercial C-Store Real Estate & Residential Portfolio: 550 S Patterson Street, Valdosta, GA

Offering an exceptional multi-stream investment package, 550 S Patterson Street, Valdosta, GA 31601 represents a rare commercial acquisition in Lowndes County. Offered at an aggressive asking price of $599,000 ($140.94 per square foot), this package spans three contiguous parcels totaling 1.29 acres. The listing includes a fully renovated 4,250-square-foot masonry commercial building, four single-family residential houses situated directly behind the retail store, and adjacent vacant land ripe for future commercial development or parking expansion.

Situated in a federal Opportunity Zone along the main southern gateway into Downtown Valdosta, this property allows an owner-operator or value-add investor to bypass costly build-outs and open for business immediately while unlocking secondary rental cash flow from the four residential units.

Key Property Specifications & Financial Overview

• Asking Price: $599,000 (Includes 4,250 SF Retail Building, 4 Houses & 1.29 Acres Land)

• Price Per Square Foot: $140.94 / SF

• Total Land Footprint: 1.29 Acres (3 Contiguous Parcels)

• Main Commercial Building Size: 4,250 SF Single-Story Masonry Building

• Residential Inventory: Four (4) 1-Bedroom Residential Houses (Require Interior Renovation / Value-Add Opportunity)

• Major 2024 Building Renovation: Brand-New Roof, New Commercial HVAC Unit, Electrical Upgrades, Interior/Exterior Paint, Modern Flooring, Suspended Ceilings, Restroom, and Custom Retail Counter

• Federal Opportunity Zone: Yes (Qualifies for Federal Tax Deferrals & Capital Gains Tax Exemption)

• Zoning Codes: C-H (Highway Commercial) & R-6 (Residential)

• COAM Game Machine Status: No Active COAM Contract (Buyer Has 100% Freedom to Select Master Licensee & Maximize Splits)

• Parking Capacity: 30 Dedicated Surface Parking Spaces (7.06 Spaces per 1,000 SF)

• Direct Street Frontage: 316 Feet of Direct Frontage on High-Traffic South Patterson Street

• Broker Representation: River Brokers — Direct Contact: (770) 664-9999 | info@riverbrokers.com

Flexible C-H Commercial Zoning & Multiple Business Uses

Engineered to accommodate high-volume commercial, automotive, retail, or service operations:

• Turnkey Retail / Convenience Store: Ready for immediate re-opening as a convenience store, specialty grocery market, vape/tobacco shop, or liquor store.

• Broad Commercial Permitted Uses: C-H zoning permits gas stations with retail, fast-food restaurants, auto repair/parts, car washes, laundromats, hair salons, professional/medical offices, banks, or daycare centers.

• Four-Unit Residential Cash Flow Upside: Renovating the four 1-bedroom cottages behind the store creates steady rental income from local workforce tenants or college students, drastically lowering net operating costs.

• Expansion Potential: Sits on 1.29 acres with 316 feet of frontage, providing ample physical space for gas pump installations, drive-thru lanes, or extra parking.

Strategic Valdosta / US-41 Corridor Location & Local Demographics

Positioned along Valdosta's primary commercial and commuter spine:

• Extremely High Traffic Counts: Positioned at the convergence of US-41, US-221, and GA-94, capturing over 21,000 vehicles per day (VPD) past the storefront.

• Rapid Regional Accessibility: Located just 5 minutes from Interstate 75 (carrying over 60,000 VPD), 5 miles from Valdosta Regional Airport, and 15 minutes from Moody Air Force Base (a major regional employer).

• Dense Surrounding Student & Workforce Base: Serves a 5-mile population of nearly 60,000 residents. Minutes from Valdosta State University and Valdosta City Schools (serving over 19,000 students and staff).

• Civic & Commercial Hub Proximity: Located blocks from the Lowndes County Courthouse, Valdosta City Hall, Downtown Valdosta, national chains (McDonald's), and popular local dining (306 North, Covington's).

• Southeastern Interstate Connectivity: 45 minutes from Tifton, GA; 1 hour from Lake City, FL; 1.5 hours from Tallahassee, FL; 2 hours from Jacksonville/Gainesville, FL; and 3.5 hours from Atlanta.

Whether you are looking to launch a C-store or retail business under $150/SF, capture Opportunity Zone tax benefits, or secure a commercial parcel with 4 income-producing houses in Valdosta, 550 S Patterson Street delivers unmatched asset value and scale.