503 N Troup St · Valdosta, GA 31601

$85,000

3 bd · 1.5 ba · 1,894 sqft · SingleFamily public records · 308 Days on market

Built 1900 0.28 ac lot $45/sqft · 34% below area Est $128k · 34% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.6/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is being sold as-is and offers incredible potential with major updates already completed. Recent remodeling includes all new plumbing and electrical, giving buyers a strong foundation to continue improvements. With some finishing touches, this property could be transformed into a great rental, flip, or long-term investment. Ask about bundling two other properties. Additional listings available to bundle: 145946 & 145945

Key facts

• New plumbing
• New electrical
• 0.28 acre lot

Tags

• NEW PLUMBING
• NEW ELECTRICAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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 (+8.3%/yr); 198 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).
• At $1,371/mo this rent would consume 46% of the median local household income ($36k/yr) (locally 2016% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 308 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $85k implies a 198% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 308 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.61% ✓
• Cap rate: 13.86%
• Cash-on-cash: 27.02%
• DSCR: 2.20
• GRM: 5.2

CMA / ARV

• ARV (median comp): $128,132
• List price: $85,000
• Delta: -33.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 N Troup St	0.03mi	4/4.0 (+1)	1,886 (-0%)	16mo	$70,000	$37	70
3908 Bull Run	0.50mi	3/2.0	1,722 (-9%)	1mo	$305,000	$177	59
201 E North St	0.32mi	3/3.0	1,644 (-13%)	2mo	$170,000	$103	55
206 E Force St	0.49mi	4/2.5 (+1)	1,758 (-7%)	10mo	$96,000	$55	48
3917 Bull Run	0.50mi	4/2.0 (+1)	1,838 (-3%)	23mo	$321,650	$175	45

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 26.3%
• Equity multiple: 2.16×
• Total profit: $27,602
• Equity at exit: $12,674

10-year hold

• IRR: 36.8%
• Equity multiple: 5.24×
• Total profit: $100,941
• Equity at exit: $7,349

Cash invested: $23,800 (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 31601

• Home prices YoY: -31.2%
• Rents YoY: 8.3%
• Active inventory: 198
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,371 high
• Mortgage (P&I): −$446
• Tax from tax record: −$66 /mo · $787/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $536

Break-even live

Break-even rent $692

Max offer price $85,000

Occupancy floor 56%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 E Adair St Valdosta, GA	4.0	2.5	2383	$1,350	$0.57	44d	1	0.20mi
1109 Slater St Valdosta, GA	3.0	2.0	2079	$1,500	$0.72	44d	1	0.65mi
1503 E Park Ave Valdosta, GA	1.0–3.0	1.0–2.0	890	$1,260	$1.42	44d	54	1.18mi
908 E Park Ave Valdosta, GA	3.0	2.0	1612	$1,650	$1.02	21d	1	1.41mi
1307 Baytree Dr Apt E Valdosta, GA	3.0	2.0	1756	$1,250	$0.71	44d	1	1.49mi

Listing history 29 events

1. 2026-06-19
   days on market $85,000 Active 308 DOM
2. 2026-06-18
   days on market $85,000 Active 307 DOM
3. 2026-06-17
   days on market $85,000 Active 306 DOM
4. 2026-06-16
   days on market $85,000 Active 305 DOM
5. 2026-06-15
   days on market $85,000 Active 304 DOM
6. 2026-06-14
   days on market $85,000 Active 302 DOM
7. 2026-06-13
   days on market $85,000 Active 301 DOM
8. 2026-06-10
   days on market $85,000 Active 299 DOM
9. 2026-06-09
   days on market $85,000 Active 298 DOM
10. 2026-06-08
    days on market $85,000 Active 297 DOM
11. 2026-06-07
    days on market $85,000 Active 296 DOM
12. 2026-06-05
    days on market $85,000 Active 293 DOM
13. 2026-06-03
    days on market $85,000 Active 292 DOM
14. 2026-06-02
    days on market $85,000 Active 291 DOM
15. 2026-06-01
    days on market $85,000 Active 290 DOM
16. 2026-05-31
    days on market $85,000 Active 289 DOM
17. 2026-05-30
    days on market $85,000 Active 288 DOM
18. 2026-05-17
    price $85,000 439-char remark

    Show marketing remark (439 chars)

    This home is being sold as-is and offers incredible potential with major updates already completed. Recent remodeling includes all new plumbing and electrical, giving buyers a strong foundation to continue improvements. With some finishing touches, this property could be transformed into a great rental, flip, or long-term investment. Ask about bundling two other properties. Additional listings available to bundle: 145946 & 145945

19. 2026-03-03
    price $90,000 439-char remark

    Show marketing remark (439 chars)

    This home is being sold as-is and offers incredible potential with major updates already completed. Recent remodeling includes all new plumbing and electrical, giving buyers a strong foundation to continue improvements. With some finishing touches, this property could be transformed into a great rental, flip, or long-term investment. Ask about bundling two other properties. Additional listings available to bundle: 145946 & 145945

20. 2025-08-15
    listed $95,000 Active 439-char remark

    Show marketing remark (439 chars)

    This home is being sold as-is and offers incredible potential with major updates already completed. Recent remodeling includes all new plumbing and electrical, giving buyers a strong foundation to continue improvements. With some finishing touches, this property could be transformed into a great rental, flip, or long-term investment. Ask about bundling two other properties. Additional listings available to bundle: 145946 & 145945

21. 2023-09-18
    status Under Contract
22. 2023-09-17
    historical
23. 2023-08-08
    price $79,900
24. 2023-08-08
    price $79,900
25. 2023-07-28
    price $82,000
26. 2023-07-28
    price $82,000
27. 2023-07-14
    listed $84,500 New
28. 1985-06-12
    soldstatus $28,500
29. 1983-02-28
    soldstatus $16,300

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

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $787 · $66/mo
• Projected year-2 tax: $787 · $66/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,447
• − Mortgage interest: −$4,761
• − Property taxes: −$787
• − Insurance: −$425
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$2,473
• Taxable income: $5,369
• Est. tax owed @ 24.0%: −$1,289
• After-tax cash flow: $5,143/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.

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): 31,302
• Household income: $36,111
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 2016.0

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 0.57)
• Race & ethnicity: Black 57% White 31% Hispanic / Latino 8% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 7% Korean 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: ▼ -55.12%
• Current HPI: 121.5948
• Rent YoY: ▲ 8.34%
• 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

+421.5% since first listed

12 events — show timeline

• 2026-05-17 Price Changed $85,000 SGMLS
• 2026-03-03 Price Changed $90,000 SGMLS
• 2025-08-15 Listed $95,000 SGMLS
• 2023-09-18 Pending — GAMLS
• 2023-09-17 Listing Removed — GAMLS
• 2023-08-08 Price Changed $79,900 GAMLS
• 2023-08-08 Price Changed $79,900 SGMLS
• 2023-07-28 Price Changed $82,000 GAMLS
• 2023-07-28 Price Changed $82,000 SGMLS
• 2023-07-14 Listed $84,500 GAMLS
• 1985-06-12 Sold (Public Records) $28,500 Public Records
• 1983-02-28 Sold (Public Records) $16,300 Public Records

Property tax history

+0.2%/yr

Latest (2025): $787 · +28.4% YoY. Source: county tax records.