701/703 Johnson Ave · Valdosta, GA 31602

$179,000

4 bd · 2.0 ba · 1,606 sqft · SingleFamily · 43 Days on market

Good condition 0.29 ac lot $111/sqft · 21% below area Est $226k · 21% under ↓ 5% since listing

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +17.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +4.8/10.0
• Condition / age +4.0/5.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Key facts

• 0.29 acre lot
• Listed 42 days

Property features AI

Finance

• Other: Located off West Gordon Street on Johnson Street (directions available)
• HOA & community: Homeowners association with monthly fee

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence (house); One-story
• Construction: Frame construction
• Exterior features: R6 zoning

Interior

• Kitchen: Dishwasher; Refrigerator
• Bathrooms: 2 full bathrooms
• Interior features: Dishwasher; Refrigerator

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $179k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (2.4% below list).
• Recommended offer: $174k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 4.3% in Valdosta — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 60/100 on livability (#392 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, crime F, amenities F.
• Valdosta City (urban): math 15% / reading 22% proficiency, ranked #149 of 174 in GA (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.2%/yr); 267 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Lowndes County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.

Recommended offer $173,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.43%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (median comp): $226,232
• List price: $179,000
• Delta: -20.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3405 Sussex Dr	0.55mi	3/2.0 (-1)	1,576 (-2%)	1mo	$249,000	$158	66
3261 Oak Garden Dr	0.43mi	3/2.0 (-1)	1,519 (-5%)	1mo	$223,500	$147	65
325 Jennifer Cir	0.39mi	3/2.0 (-1)	1,558 (-3%)	10mo	$205,000	$132	63
3249 Oak Garden Dr	0.44mi	3/2.0 (-1)	1,573 (-2%)	10mo	$190,000	$121	62
330 Jennifer Cir	0.41mi	3/2.5 (-1)	1,686 (+5%)	6mo	$225,000	$133	60
3408 Drayton Cir	0.32mi	3/2.0 (-1)	1,836 (+14%)	1mo	$290,000	$158	55
2908 Fawnwood Cir	0.73mi	3/2.0 (-1)	1,574 (-2%)	4mo	$188,040	$119	54
604 Justin Dr	0.63mi	3/2.0 (-1)	1,643 (+2%)	9mo	$232,000	$141	54
2919 Thea Ln	0.42mi	3/2.0 (-1)	1,764 (+10%)	8mo	$242,900	$138	52
2801 Walmar Pl	0.70mi	3/2.0 (-1)	1,691 (+5%)	7mo	$137,500	$81	47
3118 Wingfield Way	0.54mi	3/2.0 (-1)	1,443 (-10%)	11mo	$214,000	$148	43
3604 Bellhaven Dr	0.65mi	3/2.0 (-1)	1,804 (+12%)	4mo	$245,000	$136	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.19% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.65×
• Total profit: $-17,742
• Equity at exit: $26,689

10-year hold

• IRR: 1.4%
• Equity multiple: 1.11×
• Total profit: $5,301
• Equity at exit: $15,477

Cash invested: $50,120 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 31602

• Rents YoY: 4.2%
• Active inventory: 267
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,747 high
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $143

Break-even live

Break-even rent $1,566

Max offer price $179,000

Occupancy floor 87%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3261 Jordan Way Valdosta, GA	3.0	2.0	1985	$2,100	$1.06	43d	1	0.21mi
302 Hartsfield Ln Valdosta, GA	3.0	2.0	1975	$1,775	$0.90	43d	1	0.44mi
407 Northfield Rd Valdosta, GA	3.0	2.0	1505	$1,395	$0.93	21d	1	0.44mi
360 Brookfield Rd Valdosta, GA	3.0	2.5	1278	$1,100	$0.86	43d	1	0.58mi
100 Garden Dr Valdosta, GA	1.0–3.0	1.0–3.0	885	$2,075	$2.34	21d	13	0.60mi
312 Eager Rd Valdosta, GA	3.0	3.0	1959	$1,895	$0.97	43d	1	0.67mi
334 Sawgrass Dr Valdosta, GA	3.0	2.0	1150	$1,595	$1.39	21d	1	0.70mi
3833 N Oak Street Ext Valdosta, GA	1.0–3.0	1.0–2.0	1022	$1,410	$1.38	21d	31	0.78mi
420 Connell Rd Valdosta, GA	1.0–3.0	1.0–2.0	1051	$1,375	$1.31	21d	8	0.81mi
3024 Will Dr Valdosta, GA	3.0	2.0	1200	$1,295	$1.08	43d	1	0.83mi
3027 Schroer Dr Valdosta, GA	3.0	2.0	1184	$1,295	$1.09	43d	1	0.84mi
2878 Fawnwood Cir Valdosta, GA	3.0	2.0	1400	$3,000	$2.14	43d	1	0.87mi
141 Blue Pool Dr Valdosta, GA	3.0	2.0	1109	$1,200	$1.08	21d	1	1.09mi
5 Kensington Cir Valdosta, GA	3.0	2.0	1150	$1,495	$1.30	21d	1	1.15mi
2515 Churchill Dr Valdosta, GA	4.0	2.0	2140	$1,550	$0.72	43d	1	1.17mi
2502 Berkley Dr Valdosta, GA	3.0	2.0	1484	$1,650	$1.11	21d	1	1.21mi
611 Pineview Dr Valdosta, GA	1.0–3.0	1.0–2.5	1204	$1,600	$1.33	21d	3	1.42mi
4112 Oak Dr Valdosta, GA	3.0	2.0	1349	$1,250	$0.93	21d	1	1.45mi

Listing history 19 events

1. 2026-06-19
   days on market $179,000 Active 43 DOM
2. 2026-06-18
   days on market $179,000 Active 42 DOM
3. 2026-06-17
   days on market $179,000 Active 41 DOM
4. 2026-06-16
   days on market $179,000 Active 40 DOM
5. 2026-06-15
   days on market $179,000 Active 39 DOM
6. 2026-06-14
   days on market $179,000 Active 37 DOM
7. 2026-06-13
   days on market $179,000 Active 36 DOM
8. 2026-06-10
   days on market $179,000 Active 34 DOM
9. 2026-06-09
   days on market $179,000 Active 33 DOM
10. 2026-06-08
    days on market $179,000 Active 32 DOM
11. 2026-06-07
    days on market $179,000 Active 31 DOM
12. 2026-06-05
    days on market $179,000 Active 28 DOM
13. 2026-06-03
    days on market $179,000 Active 27 DOM
14. 2026-06-02
    days on market $179,000 Active 26 DOM
15. 2026-06-01
    days on market $179,000 Active 25 DOM
16. 2026-05-31
    days on market $179,000 Active 24 DOM
17. 2026-05-30
    days on market $179,000 Active 23 DOM
18. 2026-05-18
    price $179,000
19. 2026-05-07
    listed $189,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,966
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − Depreciation: −$5,207
• Taxable loss: −$1,203
• Est. tax savings @ 24.0%: +$289
• After-tax cash flow: $2,007/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 24 photos

Good 80/100 Cosmetic rehab

This property is in good condition with cosmetic updates that can significantly enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Resale New flooring in bathrooms — Modern flooring improves the look and feel of the bathrooms.
• Resale New kitchen appliances — Upgraded appliances can attract more buyers and renters.
• Both New lighting fixtures — Modern lighting enhances the interior and adds to the property's curb appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Resale New flooring in bathrooms — Modern flooring improves the look and feel of the bathrooms. ↑
• Resale New kitchen appliances — Upgraded appliances can attract more buyers and renters. ↑
• Both New lighting fixtures — Modern lighting enhances the interior and adds to the property's curb appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Valdosta City
• NCES district ID: 1305310
• Math proficiency: 15% ▼ -12.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $30,634
• Composite: 14.79/100
• National rank: #9388
• State rank: #149 of 174 in GA

Livability — Valdosta

• Score: 60/100
• State rank: #392
• US rank: #19544

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A- Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Valdosta, GA
• County: Lowndes County · 107,801 people
• City population: 91,859
• Metro: Valdosta, GA
• Population (ZIP): 35,728
• Household income: $56,939
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 2034.0

Population outlook (Lowndes County) Hauer SSP2

• Today (2025): 120,348 people
• By 2030: 123,469 · +2.6%
• By 2040: 128,482 · +6.8%
• By 2050: 131,907 · +9.6%
• By 2075: 139,080 · +15.6%
• By 2100: 133,649 · +11.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 45% Black 42% Hispanic / Latino 7% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Lowndes

• 2024 margin: R (+18.0) · D 40.8% · R 58.8%
• 2008→2024 swing: -8.6pp toward R · 2008: -9.4pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+12.0 2016: R+18.2 2012: R+10.5 2008: R+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -150.60%
• Current HPI: 188.2012
• Rent YoY: ▲ 4.19%
• Metro: Valdosta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

-5.3% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $179,000 SGMLS
• 2026-05-07 Listed $189,000 SGMLS